Renters' Rights Act: Changes for Private Landlords in England

Renters’ Rights Act 2025 2025 CHAPTER 26 An Act to make provision changing the law about rented homes, including provision abolishing fixed term assured tenancies and assured shorthold tenancies; imposing obligations on landlords and others in relation to rented homes and temporary and supported accommodation; and for connected purposes. [27th October 2025]

(1) This Act comes into force on such day as the Secretary of State may by regulations made by statutory instrument appoint, subject to subsections (2) to (6).

(5) The following come into force at the end of the period of two months beginning with the day on which this Act is passed- (a) Chapter 2 of Part 1; (b) section 59; (c) section 110; (d) Chapter 3 of Part 4.

These Regulations are the first commencement regulations made under the Renters’ Rights Act 2025 (c. 26) (“the 2025 Act”). Regulation 2 brings into force on 27th December 2025 specified provisions to facilitate the operation of Chapter 3 of Part 4 (investigatory powers) of the 2025 Act. The investigatory powers provisions come into force on that same date (see section 145(5)(d) of the 2025 Act).

2. The following provisions of the 2025 Act, in so far as not already in force, come into force on 1st May 2026 for the purposes of assured tenancies that are not social housing assured tenancies(c ) only- (a) Chapter 1 of Part 1 (tenancy reform: assured tenancies), except section 25(3); (b) Schedule 1 (changes to grounds for possession); (c) Schedule 2 (amendments relating to Chapter 1 of Part 1).

Regulation 2 brings into force Chapter 1 of Part 1 of the 2025 Act, except section 25(3), on 1st May 2026, for the purposes of tenancies which are not social housing assured tenancies (“private assured tenancies”) only. Chapter 1 of Part 1 of the 2025 Act makes various changes to the Housing Act 1988 (c. 50) (“the 1988 Act”), including the abolition of fixed term and shorthold assured tenancies, so that all tenancies under that Act will now be assured periodic tenancies, and the abolition of “section 21 evictions” (also known as “no fault evictions”).

3. The following provisions of the 2025 Act, in so far as not already in force, come into force on 1st May 2026- (a) section 25(3) (accommodation for homeless people: duties of local authority); (b) Chapter 3 of Part 1 (discrimination in the rental market: England); (c) Chapter 6 of Part 1 (stating the proposed rent and rental bidding); (d) section 58 (penalties for unlawful eviction or harassment of occupier);

(h) section 98 (rent repayment orders) except- (i) subsection (2)(d) (rent repayment orders for offences under sections 67 and 92 of the 2025 Act); (ii) subsections (5)(a)(i) and (ii) and 6(a)(i) and (ii), so far as they insert references to offences under section 67 of the 2025 Act (offences: landlord redress schemes) and section 92 of that Act (offences: private rented sector database). (i) section 102 and Schedule 5 (financial penalties) except so far as they relate to section 66 of the 2025 Act (financial penalties: landlord redress schemes) and section 91 of that Act (financial penalties: private rented sector database);

(l) section 105 (unlicensed HMOs and houses: offences); (m) section 106 (service of improvement notices on landlords and licensors); (n) section 107 (enforcement by local housing authorities: general duty); (o) section 108 (enforcement by local housing authorities: duty to notify); (p) section 109 (enforcement by county councils: duty to notify).

This guidance applies to: private landlords and all other landlords that let properties on an assured tenancy Private Registered Providers (PRPs) of social housing in relation to assured tenancies that are not social housing This guidance does not apply in relation to social housing tenancies provided by Private Registered Providers (PRPs). For these tenancies, PRPs should use the notice periods and grounds in the possession guidance. The Renters’ Rights Act 2025 changes will only apply in relation to assured tenancies of social housing provided by PRPs from 2027.

Provisions coming into force on 22nd June 2026 2. The following provisions of the Renters’ Rights Act 2025, in so far as not already in force, come into force on 22nd June 2026- (a) for the purposes of the provisions in the remainder of this regulation, section 100(1) and (5), so far as it provides for the meaning of “qualifying residential premises” in the inserted section 2B of the Housing Act 2004(2); (b) section 100(6) (amendments of Acts), so far as it relates to the provisions in paragraph (c) of this regulation; (c) in Part 1 of Schedule 4 (amendments of Housing Act 2004)- (i) paragraph 1, so far as it relates to the provisions in the remainder of this paragraph; (ii) paragraph 2(1), so far as it relates to the provision in sub-paragraph (iii) of this paragraph; (iii) paragraph 2(3); (iv) paragraph 6, for the purposes of financial penalties relating to category 1 hazards only; (v) paragraph 32, for the purpose of adding the entry relating to the definition of “qualifying residential premises” into the table in section 54 of the Housing Act 2004; (vi) paragraph 34, for the purposes of financial penalties relating to category 1 hazards only; (vii) paragraph 42.

Paragraph 6 of Schedule 4 inserts section 6A into the 2004 Act, which gives local housing authorities power to impose a civil penalty of up to £7,000 if a property contains a category 1 hazard or fails to meet a type 1 requirement and, in the opinion of the authority, it would have been reasonably practicable for the responsible person to secure the removal of that hazard or the meeting of the requirement. Paragraph 34 inserts Schedule A1 into the 2004 Act, which sets out the procedure for imposing financial penalties under section 6A, how to appeal against such penalties, how they can be enforced and what local housing authorities should do with the proceeds. These provisions are only commenced so far as they relate to financial penalties for category 1 hazards. They are not commenced so far as they relate to type 1 requirements, which are requirements set by regulations made under section 2A of the 2004 Act (inserted by section 100(1) and (5) of the 2025 Act) that qualifying residential premises must meet.

Draft Legislation: This is a draft item of legislation and has not yet been made as a UK Statutory Instrument. Draft Regulations laid before Parliament under section 140(5) of the Renters’ Rights Act 2025 (c. 26), for approval by resolution of each House of Parliament.

6.6 Once a scheme has been approved or designated and the Secretary of State is satisfied that the scheme is operationally ready, and all persons who are to be required to be a member of a landlord redress scheme are eligible to join the scheme (see section 64(8)), further regulations will be made under section 64(1) of the Act requiring residential landlords to be members of the scheme.

The new DHS will apply from 2035 (MEES implementation dates are set out below and vary by tenure) to both the social and private rented sectors, at which point regulation and enforcement against these standards by the Regulator of Social Housing and local authority housing teams will begin. This timeframe has been chosen to allow landlords time to implement other regulatory changes, such as those introduced in the Renters’ Rights Act 2025, and to support the supply of new secure and affordable homes. However, we are clear that landlords should not delay all action until the end of the implementation period.

The Renters’ Rights Act 2025 extends Awaab’s Law to private rented sector tenancies. In order for Awaab’s Law to come into effect for private rented tenancies, regulations will need to be made setting the detail of the requirements that must be met by private landlords, such as the exact timescale within which they must carry out repairs and make hazards safe. This consultation therefore seeks views on how Awaab’s Law should be implemented for private rented tenancies.

Terms of an assured tenancy are of no effect so far as they provide- (a) for a tenancy to be a fixed term tenancy, or (b) for periods of the tenancy to be different from the periods for which rent is payable (“rent periods”). (2) Where terms of an assured tenancy are of no effect by virtue of subsection (1) (a) or (b) , the tenancy has effect as a periodic tenancy under which the periods of the tenancy are the same as the rent periods. (3) Terms of an assured tenancy which provide for the rent periods are of no effect unless each rent period is- (a) a period of 28 days or shorter, or (b) a monthly rent period.

In the 1988 Act- (a) omit section 6A (demotion to assured shorthold tenancy because of anti-social behaviour); (b) omit Chapter 2 of Part 1 (assured shorthold tenancies).

All existing assured shorthold tenancies (ASTs) will change to assured periodic tenancies and new tenancies will be assured periodic tenancies. Assured periodic tenancies will run on a rolling basis, for example, monthly. You cannot have an end date on your tenancy agreement.

(1) The commencement of Chapter 1 of Part 1 (which, in particular, has the effect that, on the commencement date, an existing tenancy becomes a section 4A assured tenancy) does not affect the continuation of an existing tenancy on and after the commencement date (as a section 4A assured tenancy that is subject to the other provisions of that Chapter). (2) Schedule 6 contains transitional provision.

(1) For the purposes of the relevant provisions, a fixed term assured tenancy and a periodic tenancy that arises on its expiry by virtue of section 5 of the 1988 Act are to be treated as a single assured tenancy which- (a) is entered into when the fixed term tenancy was entered into, and (b) becomes a periodic tenancy on the expiry of the fixed term.

You will be able to end the tenancy at any point by giving your landlord notice. This must be done: • so the tenancy ends on a day when the rent is due or the day before the rent is due • in writing, for example, by letter or email You will need to give your landlord at least 2 months’ notice. You can agree a shorter notice period with the landlord in writing, as long as any other tenants named on the tenancy agreement also agree.

If you have a written record of the agreement between you and your tenant, you do not need to change the tenancy agreement. Instead, you must give your tenants the Renters’ Rights Act Information Sheet by the 31 May 2026.

If the tenancy is based entirely on a verbal agreement, you must give your tenant written information about the key terms of their tenancy agreement. You must give this to your tenant by the 31 May 2026.

The landlord under any existing tenancy that is wholly or partly in writing- (a) must give the tenant any information in writing about the changes made by this Act which is required to be given by regulations made by the Secretary of State; and (b) must do so before the end of the period of one month beginning with the commencement date. (3) Where a landlord referred to in sub-paragraph (2) has entered into a contract with a person which requires that person to ensure compliance with that sub-paragraph (whether or not it is referred to individually), sub-paragraph (2) also applies to that person, as it applies to the landlord. (4) Regulations under sub-paragraph (2) may- (a) provide for the information to be given in the form of a document produced by the Secretary of State; (b) provide that the document to be given is the version that has effect at the time the requirement applies. (5) Where an existing tenancy is wholly oral, section 16D (4) of the 1988 Act (inserted by section 12) is to be read as if, for “before the tenancy is entered into” there were substituted “before the end of the period of one month beginning with the commencement date (within the meaning given by section 146 of the Renters’ Rights Act 2025)”. (6) Regulations under sub-paragraph (2)- (a) may make different provision for different purposes; (b) are to be made by statutory instrument. (7) A statutory instrument containing regulations under sub-paragraph (2) is subject to annulment in pursuance of a resolution of either House of Parliament.

You could be given a financial penalty of up to £7,000 if you do one or more of the following: claim to let the property on a fixed-term tenancy instead of a rolling tenancy, for example, by adding an end date claim to end a tenancy verbally require a tenancy to be ended verbally fail to give a tenant written notice that a specified ground might be used where this is required by law - for example, Ground 1B, sale of dwelling-house after rent to buy agreement fail to give a written statement of terms containing the information required by regulations by 31 May 2026 fail to give existing tenants an information sheet which tells them about changes made by the act use a possession ground in a section 8 notice, ‘purported’ notice of possession or claim form when you do not reasonably believe that a possession order will be granted by the court on that ground try to end the tenancy using a ‘notice to quit’ or purported notice of possession

This paragraph applies where- (a) before the commencement date- (i) a valid notice under section 21 of the 1988 Act has been given, and (ii) the claimant in possession proceedings has requested the court to issue the claim form for those proceedings, and (b) immediately before the commencement date, possession proceedings have not begun or have not been concluded. (2) The notice under section 21 remains valid until possession proceedings are concluded. (3) The amendments made by Chapter 1 of Part 1 do not apply in relation to the tenancy until the notice under section 21 ceases to be valid by virtue of sub-paragraph (2) (and accordingly the tenancy remains an assured shorthold tenancy until then).

This paragraph applies where- (a) before the commencement date- (i) a valid notice under section 8 of the 1988 Act has been given, and (ii) the claimant in possession proceedings has requested the court to issue the claim form for those proceedings, and (b) immediately before the commencement date, possession proceedings have not begun or have not been concluded. (2) The notice under section 8 remains valid until possession proceedings are concluded. (3) The amendments made by Chapter 1 of Part 1 do not apply in relation to the tenancy until the notice under section 8 ceases to be valid by virtue of sub-paragraph (2) (and accordingly the tenancy remains an assured shorthold tenancy until then).

“applicable period”, in relation to possession proceedings- (a) the period of twelve months included in the notice under section 8 of the 1988 Act in accordance with subsection (3)(c) of that section, or (b) the period of three months beginning with the commencement date, if this three month period ends before the twelve month period mentioned in paragraph (a);

The Renters’ Rights Act sets out that for section 21 notices served before 1 May 2026, a landlord must start possession proceedings by whichever date is earliest between: six months from the date the notice is served three months from commencement of the Renters' Rights Act

Table: Section 21 time limits Notice served Time limit to start proceedings Before 1 February 2026 Six months from the service of the notice On or after 1 February 2026 31 July 2026 at the latest

Where a private tenant received a section 8 notice between 1 August 2025 and 30 April 2026, the landlord must have started possession proceedings by 31 July 2026.

If you served a valid section 21 notice on your tenant before 1 May 2026, you could still rely on it, but only for a limited window. You had to start court proceedings by whichever came first: the date the notice ran out, or 31 July 2026. The same 31 July cut-off applied to section 8 notices served before 1 May 2026, alongside their usual 12-month limit. That date has now passed. A notice served before 1 May 2026 can no longer be used to apply to court. Claims issued on or before 31 July 2026 continue until the court has dealt with them. If you did not issue in time, you must start again with a section 8 notice, relying on one of the new grounds for possession. If a claim you did issue is dismissed, the tenancy becomes an assured periodic tenancy from the date of dismissal.

A defective notice cannot be relied on. If you issued a claim by 31 July 2026, the court will still check that the notice and the steps before it were valid, including deposit protection, the gas safety certificate, the EPC and the How to Rent guide. If the claim is dismissed, the tenancy becomes an assured periodic tenancy and you will need to use section 8.

It is important to note that any Section 21 notice served before 1 May 2026 remains valid until it expires or the tenant vacates the property.

For a section 8 notice to be valid: You will need to use Form 3A, or a form substantially to the like effect, and serve this on your tenants. It must have included the right amount of notice. You need to set out fully the substance of the ground on which you intend to rely and the reasons why you think the ground applies.

(4AA) If a notice under this section does not specify Ground 7A or 14 in Schedule 2, the date specified in the notice as mentioned in subsection (3)(b) must not be before the end of the longest period shown in the following table for any ground specified in the notice. Ground specified in notice Period 1, 1A, 1B, 2, 2ZA, 2ZB, 2ZC, 2ZD, 4A, 6, 6A, 6B four months beginning with the date of service of the notice 5, 5A, 5B, 5C, 5D, 5H, 7, 9 two months beginning with the date of service of the notice 5E, 5F, 5G, 8, 10, 11, 18 four weeks beginning with the date of service of the notice 4, 7B, 12, 13, 14ZA, 14A, 15, 17 two weeks beginning with the date of service of the notice

(5D) If the only grounds for possession which the court is satisfied are established are either or both of Grounds 7A and 14 in Schedule 2, the court may not make an order for possession to take effect within- (a) the period of 14 days beginning with the date of service of the notice under section 8; or (b) where the court has exercised the power conferred by section 8(1)(b), the period of 14 days beginning- (i) if a purported notice of possession (within the meaning given by section 16M ) was served on the tenant and the court considers it just and equitable, with the date on which the notice was served; (ii) otherwise, with the date on which the proceedings for possession began.

The current tenancy began at least 1 year before the relevant date and the landlord who is seeking possession requires the dwelling-house as the only or principal home of any of the following- (a) the landlord; (b) the landlord’s spouse or civil partner or a person with whom the landlord lives as if they were married or in a civil partnership; (c) the landlord’s- (i) parent; (ii) grandparent; (iii) sibling; (iv) child; (v) grandchild; (d) a child or grandchild of a person mentioned in paragraph (b).

The following conditions are met- (a) the landlord who is seeking possession intends to sell a freehold or leasehold interest in the dwelling-house or to grant a lease of the dwelling-house for a term certain of more than 21 years which is not terminable before the end of that term by notice given by or to the landlord; (b) the assured tenancy on which the dwelling-house is let did not come into being by virtue of any provision of Schedule 1 to the Rent Act 1977 or section 4 of the Rent (Agriculture) Act 1976 ; (c) either- (i) the current tenancy began at least 1 year before the relevant date, or (ii) at the relevant date, notice of a compulsory acquisition in relation to the dwelling-house has been given, the landlord intends to sell their interest in the dwelling-house to the acquiring authority and the acquiring authority intends to acquire it;

Ground 1 notice period You must give 4 months’ notice before applying to court for a possession order to evict your tenant. You or a close family member can only move into your property after evicting your tenant. You can give notice during the first 12 months of a new tenancy, but it cannot expire before the 12 months has ended.

Ground 1A notice period You must give 4 months’ notice before you can apply to the court for a possession order to evict your tenant. You can give notice during the first 12 months of a new tenancy, but it cannot expire before the 12 month period has ended.

Ground 8 - rent arrears You can use this ground to evict your tenant if they owe you at least 3 months’ rent, if they pay rent monthly or at least 13 weeks’ rent, if the rent is paid weekly or fortnightly. Your tenant will need to owe you 3 months or 13 weeks rent on the day you give them the notice and at the date of the hearing. Your tenant cannot be evicted under this ground if they pay off what they owe or owe less than the amounts above by the time you get to court. If your tenant owes 3 months or 13 weeks rent because they have not received their Universal Credit, you will not be able to evict them. Benefits are not counted when a tenant owes rent.

Ground 8 notice period You must give 4 weeks’ notice before you can apply to the court for a possession order to evict your tenant.

Ground 10 - any rent arrears If your tenant owes you rent, you can try and evict them before they owe you 3 months’ rent. However, you will only get a possession order to evict them if the court believes it is reasonable. Ground 10 notice period You must give 4 weeks’ notice before you can apply to the court for a possession order to evict your tenant. Ground 11 - persistent arrears You can try to evict your tenant if they have repeatedly delayed paying rent. Ground 11 notice period You must give 4 weeks’ notice before you can apply to the court for a possession order to evict your tenant.

Ground 7A - severe antisocial or criminal behaviour If your tenant or a person living with them or visiting them is convicted of criminal behaviour or breached an order to prevent antisocial behaviour you can evict them using this ground. You can also use this ground if the council or police have applied for a ‘closure order’ which means your tenant has not been able to access the premises for more than 48 hours. You do not need to give a notice period as you can apply immediately to the court to start the process to evict your tenant once you give them notice. However, the court will not be able to make a possession order for 14 days from the date you gave notice.

Under Section 21, you can give tenants two months' notice if you intend to sell the property or move family members in. Once Section 21 is abolished on 1 May 2026, this scenario will now be governed by two mandatory grounds (1 and 1A), which stipulate that landlords: Must provide tenants with four months' notice, and Not ask the tenant to leave within the first 12 months of a new tenancy (this will be known as the ‘protected period’). It’s important to note that you won’t normally be able to let the property again for 16 months from serving notice, a restriction likely to cause contention, as our expert, James, explains; ‘while of course protections need to be in place for tenants, this is a long period of time for landlords who are unable to sell their property or have a change of heart for good reason. For many, this could result in a significant loss of income.’

New Mandatory Ground 1A: Landlord intends to sell the property This is a new mandatory Ground in the Renters’ Rights Act where the landlord “intends to sell” the property. The landlord must give 4 months’ notice. The tenancy must have begun at least one year before the “relevant date“. Paragraph 25 of Schedule 1 RRAstates that the relevant date is the “date specified in the notice”, ie the date the notice expires, which is at least 4 months after the notice was served. This means that the earliest a Ground 1A notice can expire is one year after the start of the current tenancy. If the tenancy started before 1 May 2026, when the tenancy reforms in the Renters’ Rights Act come into force, the start date is still the start of the tenancy. The clock did not “reset” on 1 May. A landlord doesn’t need to wait until one year to serve the 4 months’ notice; they can serve it after 8 months so that it expires after the first year.

It is worth noting that 1st May 2026, when the Renters’ Rights Act was introduced, did not act as a ‘reset’ for the date on which existing tenancies began.

In Ground 8- (a) in paragraph (a), for “eight” substitute “thirteen”; (b) in paragraph (b), for “two” substitute “three”; (c) omit paragraphs (c) and (d); (d) at the end insert- “When calculating how much rent is unpaid for the purpose of this ground, if the tenant is entitled to receive an amount for housing as part of an award of universal credit under Part 1 of the Welfare Reform Act 2012 , any amount that was unpaid only because the tenant had not yet received the payment of that award is to be ignored.”

Ground 8E+W Both at the date of the service of the notice under section 8 of this Act relating to the proceedings for possession and at the date of the hearing- (a) if rent is payable weekly or fortnightly, at least [ F53 [ F54 eight ] [ F54 thirteen ] weeks’ ] rent is unpaid; (b) if rent is payable monthly, at least [ F55 [ F56 two ] [ F56 three ] months’ ] rent is unpaid;

The Act amends Ground 8 so that the rent arrears need to be three months, instead of two months, both at the time of the service of the notice and at the hearing. The notice is 4 weeks (as is also the case for the other rent arrears Discretionary Grounds 10 and 11). Consequently, tenants need to be 4 months in arrears before the landlord can even bring an order for possession, which makes it even longer to evict tenants who owe considerable sums, especially when any delays in the courts are taken into account.

You could be given a financial penalty of up to £40,000 as an alternative to prosecution if you are found to have done one or more of the following: relet or remarketed a property within the 12 month no relet and remarketing ‘restricted period’ after using statutory grounds for possession 1 or 1A, unless you took all reasonable steps not to or an exception applies knowingly used a ground for possession despite knowing that a court would not order possession on it, or being reckless about that, resulting in the tenant leaving within 4 months without an order for possession being made committed a breach within 5 years of a previous offence committed a breach within 5 years of receiving a financial penalty for a previous breach that has not been withdrawn continued to commit a breach for more than 28 days after receiving a financial penalty for that breach that has not been withdrawn and is not the subject of an ongoing appeal

According to the guidance you cannot advertise the property to relet, or physically re-let it until 12 months from either: The date given in the notice (four months after the serve date). The date on which the possession claim is filed with a court. The final date will be whichever is the later of the two.

A court will only give you a possession order to evict your tenant if one or more of the following things have happened: you have put the deposit into a government approved tenancy deposit scheme, complied with the scheme’s requirements and given your tenant the correct information you have returned the deposit to the tenant, in full or with any deductions that you have agreed with your tenant your tenant challenged you through the court on whether the deposit protection requirements have been met, and the case has been decided, settled or withdrawn.

These rules do not apply to grounds 7A or 14 for antisocial behaviour. It is illegal to take a deposit in any form other than money. You will need to return any items you have taken from the tenant before you can obtain possession on any of the grounds.

(1) The amendment made to Schedule 2 to the 1988 Act (grounds for possession of dwelling-houses let on assured tenancies)(b) by paragraph 3 of Schedule 1 to the 2025 Act (new ground for sale of dwelling-house) does not apply in relation to a legacy assured tenancy. (2) In this regulation, “legacy assured tenancy” means an assured tenancy which- (a) is entered into before 1st May 2026, and (b) is, immediately before 1st May 2026, not an assured shorthold tenancy within the meaning of Part 1 of the 1988 Act(c ) as it had effect at that time.

Ground 1A - sale of dwelling house You can use this ground if you intend to sell your property. You cannot ask your tenant to leave within the first 12 months of a new tenancy for this reason. You cannot use this ground if your tenant has an assured tenancy created before 1 May 2026 that was not an assured shorthold tenancy. These non-shorthold tenancies are sometimes known as assured ’lifetime tenancies’. Most social landlords cannot use this ground.

6.-(1) This regulation applies if, during the period beginning with 1st May 2026 and ending with 30th July 2026, a landlord under an existing tenancy (or in the case of joint landlords, at least one of the landlords) serves a notice under section 8(2) of the 1988 Act (notice of proceedings for possession) and that notice specifies Ground 4A in Schedule 2 to that Act(d). (2) The period specified in the table in section 8(4AA) of the 1988 Act(e ) for that notice, in so far as it applies to Ground 4A, has effect as if “two months” were substituted for “four months”.

If you are a full-time student, your landlord may be able to evict you using possession ground 4A. They will be able to do this at the end of the academic year and must give you 4 months’ notice ending between 1 June and 30 September. Your landlord can only use this ground if they have previously given you written notice that they may use it. They must give this to you by 31 May 2026, in most cases. This information sheet does not count as that written notice.

If your landlord wants to evict you at the end of the 2025/26 academic year, they can serve you a notice seeking possession between 1 May and 30 July 2026 (inclusive). They will need to give this to you with at least 2 months’ notice.

(4A) The rent for a period of an assured tenancy to which this section applies may not be greater than the rent for the previous period except by virtue of- (a) a notice under this section or an agreement under subsection (4)(b) following such a notice, (b) a determination under section 14, or (c) an agreement in writing between the landlord and the tenant varying the rent, following a determination by the appropriate tribunal under section 14, where the agreed rent is lower than the rent that would be payable under section 14ZA or 14ZB as a result of the determination;

If you want to increase the rent, you will need to fill out Form 4A and give it to your tenant with at least 2 months’ notice. This is called the section 13 process. You cannot increase rent more than once a year and tenants will be able to challenge a proposed rent increase that is above the open market rent.

A valid section 13 notice must: give the correct notice period of at least 2 months (or one month if your notice was given before 1 May 2026) not increase the rent within 52 weeks of the last increase, or during a fixed-term tenancy start the increase on the correct date include your correct details, such as your name and address be on the correct form and signed by the landlord

(A1) A tenant under an assured tenancy other than a relevant low-cost tenancy may make an application to the appropriate tribunal for the purpose of challenging the rent payable under the tenancy. (A2) No application may be made under subsection (A1) if- (a) the rent payable under the tenancy is pursuant to a previous determination under this section, or (b) more than six months have elapsed since the beginning of the tenancy. (A3) A tenant under any assured tenancy may make an application to the appropriate tribunal for the purpose of challenging a new rent proposed in a notice under section 13(2) or 13A (2) .

(2) A notice served by the landlord under section 13(2) of the 1988 Act (increase of rent under assured tenancies other than relevant low-cost tenancies)( f ) on or after 1st May 2026 may not propose a new rent to take effect before the end of the period of 52 weeks beginning with the day on which the increase in rent referred to in paragraph (1) took effect.

Regulation 7 makes transitional provision in connection with the coming into force of section 6 of the 2025 Act, which abolishes rent review clauses in private assured tenancies. Where a landlord has increased the rent by contractual rent review clause before 1st May 2026, a new rent proposed in a notice served under section 13(2) of the 1988 Act on or after that date may not take effect until at least 52 weeks after the previous rent increase by rent review clause. This provision prevents landlords from using the statutory procedure to increase the rent more than once annually.

The amendments made by section 6 do not affect the validity of any increase in rent under an existing tenancy, before the commencement date, in reliance on a provision- (a) which was at the time binding on the tenant, and (b) under which the rent for a particular period of the tenancy would or might be greater than the rent for an earlier period. Commencement Information I526 Sch. 6 para. 6 in force at Royal Assent, see s. 145(6)

Under Section 14ZB(5) Housing Act 1988, the new rent will be the lower of the open-market rent and the proposed rent. This is because for Section 13 rent increases made since the implementation of the Renters’ Rights Act on 1 May 2026, if a tenant challenges a rent increase at the FTT, and the tribunal decides the open market rent is actually higher than the rent proposed by the landlord, all the tribunal can do is approve the rent proposed in Form 4A. It can no longer increase the rent to more than the proposed rent. The current rent does not act as a floor, because if the open-market rent is lower than the rent the tenants are currently paying, the tribunal can reduce the rent to below the current rent. The tribunal has the right to delay the implementation of the rent increase by up to two months after making the decision, in the event of undue hardship on the part of the tenant. This means that the best possible outcome for a landlord is to have the proposed rent confirmed, with the new rent being applicable from after the tribunal makes the decision. The worst possible outcome is that the tribunal will reduce the rent to below the rent the tenant is currently paying.

Nau v Cao - Manchester (17 September 2026) The landlord of a furnished two-bedroom, top-floor flat in a city-centre development proposed a modest increase from £1,650 to £1,700 pcm. The tenant said she had agreed £1,650 a year earlier because she was desperate for housing at the time, and argued that the market rent was around £1,400. The tenant relied on flats advertised in the same building and neighbouring developments at £1,400 to £1,500 pcm. The landlord relied on comparables across central Manchester and the flat’s size, top-floor position and furnishings. The tribunal accepted the tenant’s submission that the most useful comparable properties were those in the same building or immediately neighbouring developments, and determined the open market rent to be £1,450 pcm. This was £200 below the existing rent.

Currently, tenants face the risk that the Tribunal may increase rent beyond what the landlord initially proposed - we will end this, so tenants never pay more than what the landlord asked for. We will also end the practice of backdating rent increases - with the new rent instead applying from the date of the Tribunal determination - to ensure tenants are not unexpectedly thrust into debt. And, in cases of undue hardship, we will give the Tribunal the power to defer rent increases by up to a further 2 months.

The tribunal usually decides that the new rent is payable from the proposed new rent start date in the landlord’s notice if this is after the date of the tribunal’s decision. If the tribunal’s decision is after the new proposed new rent date has started, any new rent will usually start from the next payment date after the tribunal’s decision. If you started your tenancy less than 6 months ago the tribunal will decide the start date of the new rent. It will not be earlier than the date you submit your application to the tribunal.

The Tribunal's determination is binding. If the Tribunal determines a market rent lower than the proposed increase, or even lower than the current rent, the landlord must accept that determination. The new rent takes effect from the date specified in the Tribunal's order, which is typically the date the Section 13 notice would have taken effect.

This application costs £47. You do not have to pay the fee if: you apply after receiving a notice proposing a new rent and the notice is dated before 1 May 2026 you live in a social rented property

1. Landlord serves the Section 13 notice (Form 4A) on tenant proposing a new rent to start on the rent due date at least two months after the notice is served. 2. The parties do not agree to a lower rent than that in Form 4A. 3. Tenant challenges the rent by submitting Form MR1 to the First-tier Tribunal, along with the £47 fee, to ask them to determine the open market rent, before the start date of the new rent given in the notice. (If they do not challenge the proposed rent before the start date, it will come into force on the start date in the notice.) 4. Landlord responds to the application by completing the MR2 form within 28 days, copying in the tenant. 5. Tenant can respond to the landlord’s MR2 form by presenting evidence on theMR3 form. 6. If the tenant challenges the validity of the notice (for instance, it was incorrectly completed or insufficient notice was given), the tribunal will decide whether or not the notice is valid. If it is not valid, the rent increase will not go ahead. 7. Assuming the notice was not declared invalid, the tribunal then reviews the information provided and determines the open market rent. 8. The new rent will normally come into effect at the next rent due date after the rent determination. 9. However, the tribunal has the power to delay the start of the new rent for a further two months in the event of “undue hardship” for the tenant. The tenant must continue paying the old rent until the tribunal makes a decision (or the case is settled).

From 1st May 2026, all rent increases can be challenged by tenants at the Property Tribunal. Any rent increases that are challenged will be delayed for months until the Tribunal decides on a new rent. Given this, and that challenges are free, we expect rent increases will take longer to implement in future. The Government has pledged to set up a new body or mechanism to make the initial decision on whether or not a rent increase is within market rates, but there is no set timeframe in which this is to be introduced.

The government announced on 9 September 2026 that HMRC’s Valuation Office will become responsible for determinations on challenges to rent increases in England. They did not give an indication of the likely commencement date on the grounds it requires “legislation, detailed service design and implementation planning”.

From 1 May 2026: Rent increases are limited to once per year. Rent cannot normally be increased during the first year of a new assured periodic tenancy. Landlords must use Form 4A under the Section 13 process. At least two months’ notice must be given. The Section 13 process must be followed for each increase, even where the landlord and tenant have already agreed the increase. Tenants who believe the proposed rent exceeds the open-market rent can currently challenge the increase at the First-tier Tribunal. The Government announced in September 2026 that HMRC’s Valuation Office will in future become responsible for initial decisions on rent increase challenges, with the aim of resolving disputes more quickly. Until the new system is introduced, tenants must continue to apply to the First-tier Tribunal. Where a tenant challenges an increase through the current Tribunal process, they do not have to pay the proposed higher rent until the Tribunal has made its final decision.

(2) After paragraph 1(1) (rent is a permitted payment) insert- “(1A) But a payment of rent is a prohibited payment if- (a) it is payable before the tenancy is entered into, and (b) the tenancy is an assured tenancy. (1B) This paragraph is subject to paragraph 1A .”

Commencement Information I1 S. 9 not in force at Royal Assent, see s. 145(1)(8) I2 S. 9 in force at 1.5.2026 for specified purposes by S.I. 2026/421, reg. 2(a)

(1) A landlord must not- (a) invite or encourage a relevant person to make a prohibited pre-tenancy payment of rent to the landlord in connection with an assured tenancy of housing in England, (b) accept an offer from a relevant person to make a prohibited pre-tenancy payment of rent to the landlord in connection with an assured tenancy of housing in England, or (c) accept from a relevant person a prohibited pre-tenancy payment of rent in connection with an assured tenancy of housing in England.

Once enacted, the Renters’ Rights Act will amend the Tenant Fees Act 2019 to prohibit landlords or letting agents from requiring or accepting any payment of rent in advance of the tenancy being entered into. A landlord will only be able to require up to one month’s rent (or 28 days’ rent for tenancies with rental periods of less than one month) once a tenancy agreement has been signed and before commencement.

(1) Terms of an assured tenancy which provide for when rent is due are of no effect so far as they provide for rent to be due in advance. (2) But subsection (1) does not apply- (a) to a tenancy entered into before the commencement date (which has the same meaning as in section 146 (3) of the Renters’ Rights Act 2025), (b) to an excepted tenancy, or (c) to terms of any other assured tenancy so far as they provide for initial rent to be due during the permitted pre-tenancy period.

From 1 May 2026, landlords and letting agents must not accept, ask for or encourage tenants to pay rent before the tenancy agreement has been signed. Once the tenancy agreement has been signed but before the tenancy starts, landlords can usually require a maximum of: One month’s rent where rent is paid monthly; or 28 days’ rent where rent is paid more frequently. Once a tenancy has started, tenants may choose to pay rent early, but landlords cannot require them to do so. Professional guarantor services may provide an alternative for tenants who do not have an established UK credit history or a UK-based guarantor. The new rent-in-advance rules do not apply to tenancy agreements signed before 1 May 2026 or to payments of rent in advance made before that date. Different rules may apply if a new tenancy agreement is subsequently entered into.

Local councils will have the power to require landlords to repay a prohibited payment of rent in advance to the tenant and to impose a civil penalty on landlords, and anyone acting directly or indirectly on their behalf, of up to £5,000 for breaches.

(2) A relevant person must not advertise in writing, or otherwise offer in writing, the proposed letting unless- (a) the rent that is to be payable under the letting is a specific amount (the “proposed rent”), and (b) the advertisement or offer states the proposed rent. (3) A relevant person must not- (a) invite or encourage any person to offer to pay an amount of rent under the proposed letting that exceeds the stated rent, or (b) accept an offer from any person to pay an amount of rent under the proposed letting that exceeds the stated rent.

Commencement Information I110 S. 56 not in force at Royal Assent, see s. 145(1)(7) I111 S. 56 in force at 1.5.2026 by S.I. 2026/421, reg. 3(c)

57 Financial penalties (1) A local housing authority may impose a financial penalty under this subsection on a person if satisfied on the balance of probabilities that the person has breached the prohibition imposed by section 56 (2) or (3).

(3) The amount of a financial penalty imposed under this section is to be determined by the authority imposing it, but must not be more than £7,000.

(1) It is an implied term of every assured tenancy to which this section applies that- (a) a tenant may keep a pet at the dwelling-house if the tenant asks to do so in accordance with this section and the landlord consents; (b) such consent is not to be unreasonably refused by the landlord; (c) the landlord is to give or refuse consent in writing on or before the 28th day after the date of the request, except as provided by subsections (2) to (5) .

Commencement Information I21 S. 11 not in force at Royal Assent, see s. 145(1)(8) I22 S. 11 in force at 1.5.2026 for specified purposes by S.I. 2026/421, reg. 2(a)

(2) Where the landlord reasonably requests further information from the tenant about the pet on or before the 28th day after the date of the tenant’s request- (a) if the tenant provides that information, the landlord may delay giving or refusing consent until the 7th day after the date on which the tenant provides any further information that the landlord requests; (b) if the tenant does not provide that information, the landlord is not required to give or refuse consent.

(3) Where- (a) the keeping of the pet at the dwelling-house would require the landlord to obtain the consent of a superior landlord under the terms of a superior tenancy, and (b) the landlord seeks the consent of the superior landlord on or before the 28th day after the date of the tenant’s request, the landlord may delay giving or refusing consent until the 7th day after the date on which the landlord receives consent or refusal from the superior landlord.

Once your tenant has asked for a pet, you have 28 days to respond in writing. You can ask for more information about the pet from your tenant if needed. If your tenant does not respond when you ask for more information, you do not have to consider the request. Once your tenant has given you the additional information, you have either the remainder of the original 28 days or an extra 7 days to respond with your final decision, whichever is later.

Landlords can no longer unreasonably reject a pet request. And tenants now have the right to legally challenge a landlord’s decision if they feel a refusal is unjustified. Landlords have 42 days to answer a tenant’s request for a pet but it can be extended by an extra week if a landlord requests more information. In practice, this means you can’t refuse a request just because you don’t like certain animals or have had a bad experience in the past.

(4) The circumstances in which it is reasonable for a landlord to refuse consent include those in which- (a) the pet being kept at the dwelling-house would cause the landlord to be in breach of an agreement with a superior landlord; (b) an agreement between the landlord and a superior landlord prohibits the keeping of a pet at the dwelling-house without consent of the superior landlord, and the landlord has taken reasonable steps to obtain that consent but the superior landlord has not given it.

It may be reasonable to refuse a request in some circumstances, such as: another tenant has an allergy the property is too small for a large pet or several pets the pet is illegal to own if you’re a leaseholder and the freeholder does not allow pets It would usually be unreasonable to refuse if you: do not like pets have had issues with tenants who had pets in the past have had previous tenants with pets who damaged the property have general concerns about potential damage in the future think a pet might affect future rentals know the tenant needs an assistance animal, such as a guide dog

(5) In proceedings in which a tenant alleges that the landlord has breached the implied term created by section 16A , the court may order specific performance of the obligation.”

At different stages the Renters' Rights Bill included new pet insurance or extra pet deposit rules, but these changes were not included in the Act when it became law. If a landlord asks tenants for extra fees to keep a pet after 1 May 2026, any extra fee will be a banned fee. A landlord who accepts a banned fee could be subject to a financial penalty.

33 Discrimination relating to childrenE+W (1) A relevant person must not, in relation to a dwelling that is to be let on an agreement which may give rise to a relevant tenancy- (a) on the basis that a child would or may live with or visit a person at the dwelling if the dwelling were the person’s home, prevent the person from- (i) enquiring whether the dwelling is available for let, (ii) accessing information about the dwelling, (iii) viewing the dwelling in order to consider whether to seek to rent it, or (iv) entering into a tenancy of the dwelling, or (b) apply a provision, criterion or practice in order to make people who would have a child live with or visit them at the dwelling, if it were their home, less likely to enter into a tenancy of the dwelling than people who would not. (2) Subsection (1) does not apply if- (a) the relevant person can show that the conduct is a proportionate means of achieving a legitimate aim, or (b) the relevant person can show that the prospective landlord of the dwelling, or a person who would be a superior landlord in relation to the dwelling, is insured under a contract of insurance- (i) to which section 38 does not apply, and (ii) which contains a term which makes provision (however expressed) requiring the insured to prohibit a tenant under a relevant tenancy from having a child live with or visit them at the dwelling or to restrict the circumstances in which such a tenant may have a child live with or visit them at the dwelling, and the conduct is a means of preventing the insured from breaching that term. (3) Conduct does not breach the prohibition in subsection (1) if it consists only of- (a) one or more of the following things done by a person who does nothing in relation to the dwelling that is not mentioned in this paragraph- (i) publishing advertisements or disseminating information; (ii) providing a means by which a prospective landlord can communicate directly with a prospective tenant; (iii) providing a means by which a prospective tenant can communicate directly with a prospective landlord, or (b) things of a description, or things done by a person of a description, specified for the purposes of this section in regulations made by the Secretary of State. Commencement Information I1 S. 33 in force at Royal Assent for specified purposes, see s. 145(2) I2 S. 33 in force at 1.5.2026 in so far as not already in force by S.I. 2026/421, reg. 3(b)

34 Discrimination relating to benefits statusE+W (1) A relevant person must not, in relation to a dwelling that is to be let on an agreement which may give rise to a relevant tenancy- (a) on the basis that a person is or may be a benefits claimant, prevent the person from- (i) enquiring whether the dwelling is available for let, (ii) accessing information about the dwelling, (iii) viewing the dwelling in order to consider whether to seek to rent it, or (iv) entering into a tenancy of the dwelling, or (b) apply a provision, criterion or practice in order to make benefits claimants less likely to enter into a tenancy of the dwelling than people who are not benefits claimants. (2) Subsection (1) does not apply if the relevant person can show that the prospective landlord of the dwelling, or a person who would be a superior landlord in relation to the dwelling, is insured under a contract of insurance- (a) to which section 38 does not apply, and (b) which contains a term which makes provision (however expressed) requiring the insured to prohibit a tenant under a relevant tenancy from being a benefits claimant, and the conduct is a means of preventing the insured from breaching that term. (3) Conduct does not breach the prohibition in subsection (1) if it consists only of- (a) one or more of the following things done by a person who does nothing in relation to the dwelling that is not mentioned in this paragraph- (i) publishing advertisements or disseminating information; (ii) providing a means by which a prospective landlord can communicate directly with a prospective tenant; (iii) providing a means by which a prospective tenant can communicate directly with a prospective landlord, or (b) things of a description, or things done by a person of a description, specified for the purposes of this section in regulations made by the Secretary of State. Commencement Information I3 S. 34 in force at Royal Assent for specified purposes, see s. 145(2) I4 S. 34 in force at 1.5.2026 in so far as not already in force by S.I. 2026/421, reg. 3(b)

36 Terms in superior leases relating to children or benefits statusE+W (1) A term of a lease of premises that consist of or include a dwelling is of no effect so far as the term makes provision (however expressed) requiring a tenant under that or any inferior lease to- (a) prohibit a sub-tenant under a relevant tenancy or regulated tenancy from having a child live with or visit them at the dwelling, or (b) restrict the circumstances in which a sub-tenant under a relevant tenancy or regulated tenancy may have a child live with or visit them at the dwelling. (2) Subsection (1) does not apply if- (a) the provision is a proportionate means of achieving a legitimate aim, or (b) the landlord under the lease or a superior landlord is insured under a contract of insurance- (i) to which section 38 does not apply, and (ii) which contains a term which makes provision (however expressed) requiring the insured to prohibit a sub-tenant from having a child live with or visit them at the dwelling or to restrict the circumstances in which a sub-tenant may have a child live with or visit them at the dwelling, and the provision in the lease is a means of preventing the insured from breaching that term. (3) A term of a lease of premises that consist of or include a dwelling is of no effect so far as the term makes provision (however expressed) requiring a tenant under that or any inferior lease to prohibit a sub-tenant under a relevant tenancy or regulated tenancy from being a benefits claimant. (4) Subsection (3) does not apply if the landlord under the lease or a superior landlord is insured under a contract of insurance- (a) to which section 38 does not apply, and (b) which contains a term which makes provision (however expressed) requiring the insured to prohibit a sub-tenant from being a benefits claimant, and the provision in the lease is a means of preventing the insured from breaching that term. (5) For the purposes of this section, the terms of a lease include- (a) the terms of any agreement relating to the lease, and (b) any document or communication from the landlord that gives or refuses consent for sub-letting under the lease to a category or description of person. Commencement Information I7 S. 36 not in force at Royal Assent, see s. 145(1)(7) I8 S. 36 in force at 1.5.2026 by S.I. 2026/421, reg. 3(b)

37 Terms in mortgages relating to children or benefits statusE+W (1) A term of a mortgage of premises that consist of or include a dwelling is of no effect so far as the term makes provision (however expressed) requiring the mortgagor to- (a) prohibit a tenant under a relevant tenancy or regulated tenancy from having a child live with or visit them at the dwelling, or (b) restrict the circumstances in which a tenant under a relevant tenancy or regulated tenancy may have a child live with or visit them at the dwelling. (2) A term of a mortgage of premises that consist of or include a dwelling is of no effect so far as the term makes provision (however expressed) requiring a mortgagor to prohibit a tenant under a relevant tenancy or regulated tenancy from being a benefits claimant. Commencement Information I9 S. 37 not in force at Royal Assent, see s. 145(1)(7) I10 S. 37 in force at 1.5.2026 by S.I. 2026/421, reg. 3(b)

The new measures apply to all assured and regulated tenancies on and from 1 May 2026. It does not matter if they were agreed before or after this date. All discriminatory terms in superior leases (such as between a landlord and their freeholder, or where a rent-to-rent arrangement is in place) and mortgage agreements are cancelled on and from 1 May 2026. This means they can no longer be used to justify discrimination against a tenant with children or receiving benefits. It does not matter if they were agreed before or after this date.

41 No prohibition on taking income into accountE+W Nothing in this Chapter prohibits taking a person’s income into account when considering whether that person would be able to afford to pay rent under a relevant tenancy. Commencement Information I17 S. 41 not in force at Royal Assent, see s. 145(1)(7) I18 S. 41 in force at 1.5.2026 by S.I. 2026/421, reg. 3(b)

The only exceptions are: If that property is subject to an existing insurance contract signed before 1 May 2026 which contains a term that prevents occupation by children or benefit claimants. This exception ends when the insurance is renewed or ends. If stopping children from living in the property would be a proportionate means of achieving a legitimate aim (PMLA), such as if it would genuinely be unsuitable or cause overcrowding.

A landlord or agent has a defence to discrimination where their insurance contract:[ 26 ] prevents letting to households in receipt of benefits, and started or was extended before 1 May 2026 This does not apply if the insurance contract started or was extended after 1 May 2026.[ 27 ]

In certain cases, landlords may stop children from living in a property if they can demonstrate that the restriction is a proportionate means of achieving a legitimate aim. There is no such exception made for discrimination against benefits claimants.

40 Financial penalties for breach of anti-discrimination provisionsE+W (1) A local housing authority may impose a financial penalty under this subsection on a person if satisfied on the balance of probabilities that the person has breached a requirement imposed by- (a) section 33 or 34, or (b) provision in regulations made under section 39. (2) More than one financial penalty may be imposed under subsection (1) on the same person in respect of the same conduct only if- (a) the conduct continues after the end of 28 days beginning with the day after that on which the previous penalty in respect of the conduct was imposed on the person, unless the person appeals against the decision to impose the penalty within that period, or (b) if the person appeals against the decision to impose the penalty within that period, the conduct continues after the end of 28 days beginning with the day after that on which the appeal is finally determined, withdrawn or abandoned. (3) Where a person applies a single provision, criterion or practice on more than one occasion in relation to the same dwelling, each application of that provision, criterion or practice is to be treated as the same conduct for the purposes of subsection (2). (4) If- (a) the local housing authority imposes a financial penalty under subsection (1) on a person, and (b) within the period of five years ending with the date on which that penalty was imposed, a previous financial penalty under subsection (1) was imposed on that person in relation to a breach of the same section or provision in regulations made under section 39, then the local housing authority may impose an additional financial penalty under this subsection on that person. (5) The amount of a financial penalty imposed under this section is to be determined by the authority imposing it, but must not be more than £7,000. (6) Neither subsection (2) nor subsection (4) enables a penalty to be imposed after the final notice in respect of the previous penalty has been withdrawn or quashed on appeal. (7) Where- (a) a local housing authority is satisfied as mentioned in subsection (1) in relation to two or more persons, and (b) the breaches in relation to which the local housing authority is so satisfied arise from the same conduct by one or more of the persons acting on behalf of the others, the local housing authority may impose a financial penalty under that subsection on the persons (or some of them) jointly, and if the local housing authority does so, the persons on whom the penalty is imposed are jointly and severally liable to pay it. (8) The Secretary of State may give guidance to local housing authorities about the exercise of their functions under this section. (9) Local housing authorities must have regard to any guidance issued under subsection (8). (10) The Secretary of State may by regulations amend the amount specified in subsection (5) to reflect changes in the value of money. (11) For the purposes of this section- (a) a financial penalty is imposed under this section on the date specified in the final notice as the date on which the notice is given, and (b) “final notice” has the meaning given by paragraph 6 of Schedule 5. Commencement Information I15 S. 40 in force at Royal Assent for specified purposes, see s. 145(2) I16 S. 40 in force at 1.5.2026 in so far as not already in force by S.I. 2026/421, reg. 3(b)

First breach Local authorities may issue a civil penalty of up to £7,000 if they find someone liable for discrimination.

Continuous breaches A continuous breach is when discriminatory conduct continues to take place more than 28 days after a final notice or appeal decision has been issued. When a continuous breach occurs, local authorities can issue a further civil penalty of up to £7,000.

Repeat breaches A repeated breach is when discriminatory conduct occurs under the same section of the act again within 5 years of a previous final notice or appeal decision being issued. When a repeat breach occurs, local authorities can issue a civil penalty of up to £7,000 in addition to £7,000 for the breach itself.

Local housing authorities are under a duty to enforce the landlord legislation under section 107 of the Renters’ Rights Act 2025. This defines taking enforcement action as imposing a financial penalty or instituting proceedings against a person for an offence in their area.

Commencement Information I180 S. 107 not in force at Royal Assent, see s. 145(1)(7) I181 S. 107 in force at 1.5.2026 by S.I. 2026/421, reg. 3(n)

The term ‘breach’ is used to refer to non-compliance by landlords where the local authority may impose a civil penalty of up to £7,000 and there is not an option to prosecute. The term ‘offence’ is used to refer to non-compliance by landlords where a local authority may either prosecute or impose a civil penalty of up to £40,000.

The maximum civil penalty is £7,000 for breaches and £40,000 for offences. This is set out in legislation. There is no statutory minimum penalty.

16J Offences (1) A relevant person is guilty of an offence if, in relation to an assured tenancy- (a) the person relies on a ground in Schedule 2, knowing that the landlord would not be able to obtain an order for possession on that ground, or being reckless as to whether the landlord would be able to do so, and (b) the tenant surrenders the tenancy within the period of four months beginning with the date the ground was relied on, without an order for possession of the dwelling-house being made. (2) A person is guilty of an offence if the person contravenes section 16E (2) or (3) but it is a defence for a person who contravenes section 16E (3) otherwise than as a landlord to show that they took all reasonable steps to avoid contravening it. (3) A person is guilty of an offence if- (a) a relevant penalty has been imposed on the person and the final notice imposing the penalty has not been withdrawn, and (b) the conduct in respect of which the penalty was imposed continues after the end of the period of 28 days beginning with- (i) the day after that on which the penalty was imposed on the person, or (ii) if the person appeals against the final notice in respect of the penalty within that period, the day after that on which the appeal is finally determined, withdrawn or abandoned. (4) A person is guilty of an offence if- (a) the person conducts themselves in a manner giving rise to liability to a financial penalty under section 16I , and (b) within the period of five years ending with the day on which the conduct occurs- (i) a relevant penalty has been imposed on the person for different conduct and the final notice imposing the penalty has not been withdrawn, or (ii) the person has been convicted of an offence under this section for different conduct. (5) In subsections (3) and (4) “ relevant penalty ” means a financial penalty which is imposed under section 16I or 16K where- (a) the period for bringing an appeal against the penalty under paragraph 10 (2) of Schedule 2ZA has expired without an appeal being brought, (b) an appeal against the financial penalty under that paragraph has been withdrawn or abandoned, or (c) the final notice imposing the penalty has been confirmed or varied on appeal. (6) A person may not be convicted of an offence under subsection (1) , (2) or (4) in respect of any conduct if a financial penalty has been imposed under section 16I or 16K in respect of that conduct. (7) Where an offence under this section committed by a body corporate is proved to have been committed with the consent or connivance of an officer of a body corporate, the officer as well as the body corporate commits the offence and is liable to be proceeded against and punished accordingly. (8) Where an offence under subsection (2) committed by a body corporate is proved to be attributable to any neglect on the part of an officer of a body corporate, the officer as well as the body corporate commits the offence and is liable to be proceeded against and punished accordingly. (9) Where the affairs of a body corporate are managed by its members, subsections (7) and (8) apply in relation to the acts and defaults of a member in connection with the member’s functions of management as if the member were an officer of the body corporate. (10) A person guilty of an offence under this section is liable on summary conviction to a fine.

16K Financial penalties as an alternative to prosecution under section 16J (1) A local housing authority may impose a financial penalty on a person if satisfied beyond reasonable doubt that the person is guilty of an offence under section 16J . (2) No financial penalty may be imposed under this section in respect of any conduct if- (a) the person has been convicted of an offence under section 16J in respect of the conduct, (b) criminal proceedings under that section in respect of the conduct have been instituted against the person and the proceedings have not been concluded, or (c) criminal proceedings under that section in respect of the conduct have been concluded and the person has not been convicted of the offence. (3) The amount of a financial penalty imposed under this section is to be determined by the authority imposing it, but must not be more than £40,000. (4) Where- (a) a local housing authority is satisfied as mentioned in subsection (1) in relation to two or more persons, and (b) the offences in relation to which the local housing authority is so satisfied arise from the same conduct by one or more of the persons acting on behalf of the others, the local housing authority may impose a financial penalty under this section on the persons (or some of them) jointly, and if the local housing authority does so, the persons on whom the penalty is imposed are jointly and severally liable to pay it. (5) The Secretary of State may give guidance to local housing authorities about the exercise of their functions under this section. (6) Local housing authorities must have regard to any guidance issued under subsection (5) .

b) Housing Act 1988 breaches and offences Breach Attempting to let the property for a fixed term (s16E(1)(a)) £4,000 Attempting to end the tenancy by service of a notice to quit (s16E(1)(b)) £6,000 Attempting to end the tenancy orally, or require that it is ended orally (s16E(1)(c)) £6,000 Serving a possession notice that attempts to end the tenancy outside of the prescribed section 8 process (s16E(1)(d)) £6,000 Relying on a ground where the person does not reasonably believe that the landlord is/will be able to obtain possession (s16E(1)(e)) £6,000 Failing to provide a tenant with prior notice that a ground which requires it may be used (s16E(1)(f)) £3,000 Failing to issue a written statement of terms within 28 days of an assured tenancy coming into existence (s16D) £4,000 Failing to provide an existing tenant with prescribed information about changes made by the Renters’ Rights Act (paragraph 7 of schedule 6 to the Renters’ Rights Act 2025) £4,000 Offence Relying on a ground knowing the landlord would not be able to obtain possession or being reckless as to whether they would (s16J(1)) £30,000 Reletting or remarketing a property within the 12 month no-let period after using the moving or selling grounds (s16J(2)) £25,000 Continuing breach, or repeat breach committed within 5 years of receiving a penalty for first breach (s16J(3) and (4)) Double the starting level for the two constituent breaches added together

e) Renters’ Rights Act 2025 breaches Breach Discrimination against those on benefits or with children in the lettings process (s.33 and s.34) £6,000 Failure to specify proposed rent within a written advertisement or offer (s.56(2)) £3,000 Inviting, encouraging or accepting any offer of rent greater than the advertised rate (s.56(3)) £4,000

In the cases of the duty to provide a written statement of terms under section 16D of the Housing Act 1988, failure to provide prescribed information to an existing tenant under paragraph 7 of schedule 6 to the Renters’ Rights Act 2025 and the prohibition on rental discrimination under sections 33 and 34 of the Renters’ Rights Act 2025, more than one civil penalty can be imposed on the same individual or organisation in respect of the same breach where a civil penalty has been imposed and the breach continues for more than 28 days after the imposition of the original penalty or the conclusion of an appeal. Where a civil penalty has been imposed on a person for a breach relating to the landlord’s duties under assured tenancies, and the conduct continues for more than 28 days after imposition of the penalty or the conclusion of an appeal, they will have committed an offence and be liable to prosecution or a civil penalty of up to £40,000. Continuous breaches in relation to rental discrimination do not become offences but are subject to further civil penalties of up to £7,000.

All the provisions in the Renters Right Act 2025 covered by this guidance will be brought into legal force on 1 May 2026. The statutory instrument increasing the maximum financial penalty for offences under section 249A of the Housing Act 2004 and section 23 of the Housing and Planning Act 2016 from £30,000 to £40,000 will come into force on the same date. This guidance applies to breaches and offences committed on or after this date.

The new restrictions apply to all assured tenancies in the private rented sector on 1 May 2026. Only breaches and offences related to the new restrictions that happen after this date can be enforced against. For assured tenancies of social housing where you are a private registered provider, the restrictions will apply at a later date.

The notice of intent must be given before the end of the period of 6 months beginning with the first day on which the authority has sufficient evidence of the conduct to which the financial penalty relates. (2) But if the person is continuing to engage in the conduct on that day, and the conduct continues beyond the end of that day, the notice of intent may be given- (a) at any time when the conduct is continuing, or (b) within the period of 6 months beginning with the last day on which the conduct occurs. Commencement Information I495 Sch. 5 para. 2 not in force at Royal Assent, see s. 145(1)(7) I496 Sch. 5 para. 2 in force at 1.5.2026 for specified purposes by S.I. 2026/421, reg. 3(i)

Any representations must be made within the period of 28 days beginning with the day after the day on which the notice of intent was given to the person (“the period for representations”). Commencement Information I499 Sch. 5 para. 4 not in force at Royal Assent, see s. 145(1)(7) I500 Sch. 5 para. 4 in force at 1.5.2026 for specified purposes by S.I. 2026/421, reg. 3(i)

Representations must be made within 28 days from the date the notice was given. After the end of the period for making representations, the local authority must decide whether to impose a penalty and, if so, the amount of the penalty. The local authority should consider any representations received. If the authority decides to impose a financial penalty, it must give the person a final notice requiring that the penalty is paid within 28 days.

A person to whom a final notice is given may appeal to the First-tier Tribunal against- (a) the decision to impose the penalty, or (b) the amount of the penalty. (2) An appeal under this paragraph must be brought within the period of 28 days beginning with the day after that on which the final notice is given to the person. (3) If a person appeals under this paragraph, the final notice is suspended until the appeal is finally determined, withdrawn or abandoned. (4) An appeal under this paragraph- (a) is to be a re-hearing of the authority’s decision, but (b) may be determined having regard to matters of which the authority was unaware. (5) On an appeal under this paragraph the First-tier Tribunal may quash, confirm or vary the final notice. (6) The final notice may not be varied under sub-paragraph (5) so as to impose a financial penalty of more than the local housing authority could have imposed. Commencement Information I511 Sch. 5 para. 10 not in force at Royal Assent, see s. 145(1)(7) I512 Sch. 5 para. 10 in force at 1.5.2026 for specified purposes by S.I. 2026/421, reg. 3(i)

(5) In section 44 (amount of order: tenants)- (a) in subsection (2)- (i) after “rent paid” (in the first place) insert “by, or on behalf of, the tenant”, (ii) for “during” substitute “in respect of”, (iii) in the heading to the second column to the table, after “by” insert “, or on behalf of,”, and (iv) for “12 months” (in both places) substitute “2 years”, (b) in subsection (3)- (i) for “repay” substitute “pay”, and (ii) in paragraph (a), after “paid” insert “by, or on behalf of, the tenant”, and (c) in subsection (4), after paragraph (a) insert- “(aa) the amount of any rent received by the tenant in respect of the period mentioned in the table in relation to the housing let to the tenant,”. (6) In section 45 (amount of order: local housing authorities)- (a) in subsection (2)- (i) for “during” substitute “in respect of”, and (ii) for “12 months” (in both places) substitute “2 years”, and (b) in subsection (3)- (i) for “repay” substitute “pay”, and (ii) omit “that the landlord” (in the second place).

103 Rent repayment orders: liability of landlords and superior landlordsE+W (1) The Housing and Planning Act 2016 is amended as follows. (2) In section 40 (introduction and key definitions), for subsections (1) and (2) substitute- “(1) This Chapter confers power on the First-tier Tribunal to make a rent repayment order where an offence to which this Chapter applies has been committed by- (a) a landlord under a tenancy of housing in England, or (b) any superior landlord in relation to such a tenancy. (2) A rent repayment order is an order requiring the landlord or superior landlord who committed the offence to- (a) pay a tenant an amount in respect of rent paid by or on behalf of the tenant (whether the rent was paid to the landlord or superior landlord against whom the order is made, or to another person), or (b) pay a local housing authority an amount in respect of a relevant award of universal credit paid (to any person) in respect of rent under the tenancy. (2A) In a case where the offence was committed by a superior landlord- (a) references in the following provisions of this Chapter to the landlord are to be read as references to the superior landlord, and (b) housing in relation to which the person in question is a superior landlord is to be treated for the purposes of this Chapter as let by that person.”

104 Rent repayment orders: liability of directors etcE+W In the Housing and Planning Act 2016, after section 51 insert- “51A Landlord which is body corporate: liability of directors etc (1) This section applies where- (a) a landlord which is a body corporate has committed an offence to which this Chapter applies, and (b) the offence- (i) was committed with the consent or connivance of a relevant person in relation to the body corporate, or of a person purporting to act in the capacity of a relevant person in relation to the body corporate, or (ii) was a specified offence and was attributable to any neglect on the part of such a person. (2) That person, as well as the body corporate, is treated for the purposes of this Chapter as having committed the offence. (3) In this Chapter a reference to the landlord includes that person. (4) In this section- “ relevant person ” means- (a) in relation to a body corporate other than one the affairs of which are managed by its members, a director, manager, secretary or other similar officer of the body; (b) in relation to a body corporate the affairs of which are managed by its members, a member who exercises functions of management with respect to it; “ specified offence ” means an offence under- (a) section 1 (2) of the Protection from Eviction Act 1977 ; (b) section 16J (2) or (3) of the Housing Act 1988 ; (c) section 30 (1) , 32 (1) , 72 (1) or 95 (1) of the Housing Act 2004 ; (d) section 21 of this Act; (e) section 67 (1) or 92 (2) of the Renters’ Rights Act 2025.”

Commencement Information I3 S. 103 not in force at Royal Assent, see s. 145(1)(7) I4 S. 103 in force at 1.5.2026 by S.I. 2026/421, reg. 3(j) (with reg. 11)

Your local council has new powers to investigate, collect and act on evidence if you break the law. If your tenant believes you have committed certain offences, or if you have been convicted of certain offences, they can apply to the First-tier Tribunal for a rent repayment order (RRO). If the Tribunal finds you have committed the offence, you may be ordered to pay the tenant an amount of rent that was originally paid. Local councils can also apply for an RRO against you for rent paid by Universal Credit. The list of offences for which an RRO can be awarded has been expanded. The maximum amount a landlord can be ordered to pay has increased from 1 to 2 years’ rent.

The Renters’ Rights Act gives local authorities the power to fine a landlord or agent up to £40,000 if they are satisfied within reasonable doubt that they have committed an offence under Section 1 Protection From Eviction Act 1977 (unlawful eviction and harassment of occupier). Tenants may also bring a claim for a rent repayment order, as now, but the maximum order is two years’ rent rather than the current one year.

(1) A specially authorised officer of a local housing authority may enter premises in England at any reasonable time, if- (a) the officer reasonably suspects that the premises, or part of the premises, are subject to a residential tenancy within the meaning of Part 2 (see section 63), and (b) the officer considers it necessary to inspect the premises for the purpose of investigating whether there has been, in relation to the premises- (i) a breach of section 82 (3), (ii) an offence under subsection (1) of section 92, (iii) an offence under subsection (2) of section 92 where the continuing conduct referred to in paragraph (b) of that subsection is a breach of section 82 (3), (iv) an offence under subsection (3) of section 92 where the different breach referred to in paragraph (b) of that subsection is a breach of section 82 (3), (v) an offence under subsection (4) of section 92 where the breach referred to in paragraph (b) of that subsection is a breach of section 82 (3), or (vi) an offence under section 1 of the Protection from Eviction Act 1977,

(1) The database operator must establish and operate a database containing- (a) entries in respect of persons who are, or intend to become, residential landlords, (b) entries in respect of dwellings which are, or are intended to be, let under residential tenancies, and (c) entries made under section 83 in respect of the following- (i) persons against whom relevant banning orders have been made, (ii) persons who have been convicted of, or on whom financial penalties have been imposed in relation to, relevant banning order offences, and (iii) persons who have been convicted of offences, on whom financial penalties have been imposed or who have been subject to regulatory action, of a description prescribed by regulations under that section.

(1) A person must not market a dwelling for the purpose of creating a residential tenancy unless- (a) there is an active landlord entry in the database in respect of the person who will be the residential landlord if the tenancy is granted, and (b) there is an active dwelling entry in the database in respect of the dwelling.

who advertises a dwelling for the purpose of creating a residential tenancy must include in any written advertisement the unique identifiers allocated by the database operator to- (a) the person who will be the residential landlord if the tenancy is granted, and (b) the dwelling. (3) A person who is a residential landlord in relation to a dwelling is under a duty to ensure that- (a) there is an active landlord entry in the database in respect of the person and an active dwelling entry in the database in respect of the dwelling, and (b) any requirements relating to the entries imposed by regulations under section 78 are complied with.

(1) A local housing authority may impose a financial penalty on a person if satisfied beyond reasonable doubt that the person has- (a) breached a requirement imposed by section 82 (1), (2) or (3), (b) committed an offence under section 92. (2) The amount of a financial penalty imposed under this section is to be determined by the authority imposing it, but must not be more than- (a) £7,000, if it is imposed under subsection (1) (a), or (b) £40,000, if it is imposed under subsection (1) (b).

(2) This regulation and regulation 3 come into force on 15th December 2026. (3) The remaining regulations come into force- (a) for the purposes of entries in respect of persons who are residential landlords(2) in relation to dwellings which are located in a region specified in the first column of the table, on the date specified in the corresponding entry in the second column of the table; (b) for the purposes of entries in respect of dwellings which are located in a region specified in the first column of the table, on the date specified in the corresponding entry in the second column of the table; (c) for all other purposes, on 15th September 2027. Region Date of coming into force of regulations West Midlands 15th December 2026 East of England 15th January 2027 East Midlands 15th February 2027 South East 15th March 2027 Yorkshire and Humber 15th April 2027 North West 15th May 2027 North East 15th June 2027 London 15th July 2027 South West 15th August 2027 (4) These Regulations extend to England and Wales.

5.3 The primary legislation sets out the foundations and framework for the PRS Database; secondary legislation will specify the detail about how the service will operate. These regulations will set out the process for making entries. A separate statutory instrument, The Renters’ Rights Act 2025 (Commencement No. 4) Regulations 2026, will bring the PRS Database provisions in the RRA into force. A third statutory instrument will be introduced at a later date and will legislate for data-sharing with other agencies, specify which information recorded on the Database will be made publicly available, and list the further offences the Database will record.

The service will roll out on a regional basis from 15 December 2026. This is to avoid bottlenecks in the service which could arise if everyone were to register and renew properties on the same date. This will help registration run smoothly as a result. To do this, we are staggering when properties in different regions are required to be registered. This means that the requirement to register will kick in for properties in a different part of the country on a rolling monthly basis. Once properties in a particular region are required to be registered, you will have a 3-month window in which to do so. After this deadline, councils in this region will be able to initiate enforcement activity. This rollout covers the date from which you are legally required to register.

We’re rolling out the service on a regional basis across England from 15 December 2026, beginning in the West Midlands. Registration deadlines are based on your property’s location - for example, if you live in London but your rental property is in Birmingham, then you’ll need to meet the deadline for registering in the West Midlands. You can find the list of regional deadlines in the Frequently Asked Questions section below.

‘Register your rental property’ service - Registration deadlines Region Date regulations commence Deadline to register West Midlands 15 December 2026 14 March 2027 East of England 15 January 2027 14 April 2027 East Midlands 15 February 2027 14 May 2027 South East 15 March 2027 14 June 2027 Yorkshire and Humber 15 April 2027 14 July 2027 North West 15 May 2027 14 August 2027 North East 15 June 2027 14 September 2027 London 15 July 2027 14 October 2027 South West 15 August 2027 14 November 2027

This winter we’re rolling out the ‘Register your rental property’ service, as part of the second phase of Renters’ Rights Act implementation. If you’re a landlord of an assured or regulated tenancy, then you must register yourself and each of your properties through the service. You won’t need to register on the service if you’re a landlord of supported exempt accommodation as set out in the Supported Housing (Regulatory Oversight) Act 2023. You can see whether this applies to you by checking Section 12 of the Act. There’s an annual £65 registration fee per property, and you’ll need to renew your registration each year. If you don’t register your properties, then you risk being fined. Offline registration routes will be available for landlords who need them.

All landlords will be required to pay an annual £65 fee to register a property on the ‘Register your rental property’ service. The fee is for one property. You’ll need to pay the fee each time you register a different property. During the service rollout, the fee will be adjusted (pro-rated), so that those signing up first don’t have to pay more.

8. Number of occupants of the dwelling. 9. Number of households occupying the dwelling. 10. Information as to whether the dwelling requires an HMO licence, an additional licence or a selective licence, and if so, the numbers of those licences, if available. 11. If the dwelling has a gas supply- (a) a copy of the gas safety record, if one exists, and (b) the gas safety record issue date. 12. Electrical safety information as follows- (a) a copy of the EICR, if one exists, or appropriate EIC, and (b) the EICR expiry date, or the EIC issue date. 13. Information as to whether the landlord was required to give a valid EPC to the person who is the tenant currently occupying the dwelling, and if so, a copy of the most recent EPC, if one exists. 14. If the most recent EPC for the dwelling is no longer valid, the date the current tenancy started. 15. If the most recent EPC for the dwelling gives an energy performance rating of below the minimum level of energy efficiency, information as to whether the dwelling has a registered MEES exemption, and if so, what types of exemption apply. 16. Rent information, as follows- (a) rent charged and frequency of payment, and (b) whether the rent is inclusive of utilities and if so, what utilities are included. 17. Whether the dwelling is let furnished, partly furnished or unfurnished.

8. Where any of the information or documents contained in an active landlord entry for a person who is a residential landlord becomes out of date, the entry must be updated before the end of the period of 28 days beginning with the day the information or documents became out of date.

10.-(1) An active landlord or dwelling entry made in accordance with these Regulations becomes inactive the day after the renewal date unless renewed on or before the renewal date. (2) An active dwelling entry may not be renewed unless the relevant fee has been paid by the person renewing the entry. (3) Except as provided for in paragraphs (4) and (5), for the purpose of paragraph (1) “renewal date” means- (a) the last day of the period of 12 months beginning with the date the active landlord or dwelling entry was first made and thereafter, the last day of each subsequent period of 12 months, or (b) where an inactive landlord or dwelling entry is reactivated in accordance with regulation 12 after the previous renewal date, the last day of the period of 12 months beginning with the day the entry was reactivated and thereafter, the last day of each subsequent period of 12 months.

Section 90 of the Renters’ Rights Actstates that the court won’t be able to grant an order for possession if there isn’t an active landlord and dwelling registration on the Database for most Grounds for Possession. The only exceptions are for Ground 7A (severe anti-social/criminal behaviour) and Ground 14 (anti-social behaviour). This is to encourage landlords to register themselves and the property on the Database. The Database is due to start rolling out at the end of 2026, and be fully launched in 2027.

The Act has introduced two new restrictions which could prevent you being granted possession. This would happen where: You haven't correctly protected the security deposit. You have marketed or let a property without registering on the PRS Database. As the database isn’t live yet, only the first restriction is currently in force.

At the moment you are only required to register your properties if they are currently under let, or become let during the rollout period. Under future legislation, as we roll out the public interface, you will also be required to register any unoccupied properties before you or your agent markets them for let. You and your letting agent will also need to ensure your unique landlord and property identifiers are included on adverts at this point. We will provide further guidance ahead of this requirement.

(1) The Secretary of State may make regulations requiring a residential landlord to be a member of a landlord redress scheme. (2) A “landlord redress scheme” means a scheme- (a) which provides for a complaint made by or on behalf of a prospective, current or former residential tenant against a member of the scheme to be independently investigated and determined by an independent individual, and (b) which is- (i) approved by the Secretary of State for the purposes of regulations under subsection (1), or (ii) administered by or on behalf of the Secretary of State and designated by the Secretary of State for those purposes.

6.4 This instrument constitutes the first legislative step in implementing mandatory private rented sector landlord redress pursuant to Chapter 2 of Part 2 of the Act. It fulfils the duty imposed by section 65(1) on the Secretary of State to set out conditions that a landlord redress scheme must meet to be approved or designated.

5.6.3 Conditions relating to redress - As set out in the Act, the scheme will be required to provide that redress can include issuing an apology or explanation; paying compensation or taking such other actions in the interests of the complainant as the person determining the complaint may specify. The instrument sets a financial compensation limit of £25,000 to align with the established cap for mandatory property agent redress, promoting consistency for tenants irrespective of whether the responsible party is an agent or a landlord. Tenants will continue to have access to justice through the courts and may choose to do so where they feel the £25,000 limit is too low.

5.6.4 Conditions relating to enforcement - The redress orders issued by the scheme administrator will be binding, and the instrument requires the scheme to establish a clear and consistent process for addressing non-compliance, including how it will be assessed and managed. The scheme should set out what enforcement action is possible under the scheme, including ‘an enforcement order’ (which requires the member to take a specified action within a specified period). To ensure landlords are not unfairly penalised where they have a valid reason, the scheme must also include a process for the RI to consider any reasonable excuse for non-compliance raised by the member. The RI must also consider whether enforcement action is in the public interest.

5.6.6 Conditions relating to fees - The scheme administrator must charge fees which are sufficient to cover the costs of the scheme without making a profit. The instrument provides for the detail of the fee amounts to be set out in the scheme but requires that fee amounts be fair and proportionate and that the scheme includes provision about regular and exceptional reviews of the fee amounts. The Secretary of State will approve any fee increase to ensure they have appropriate oversight of the costs to landlords. Additionally, the Act specifies that the scheme can offer three non-core services. These are investigations into complaints under a voluntary jurisdiction, voluntary membership, and voluntary landlord-initiated mediation services. This legislation allows the scheme to use compulsory membership fees, voluntary fees or a combination of the two to cover the set-up cost of voluntary services. The use of compulsory fees to meet the running costs of voluntary services is prohibited. This will ensure that membership costs for core services remain reasonable and the cost of any supplementary services is borne only by those who opt to use them.

The regulations that set up the redress framework were laid before Parliament in April 2026, but no scheme administrator has been appointed and mandatory membership is not expected until 2028.

The government expects this new Ombudsman to be established from 2028.

Private landlords will also have to join a new PRS Landlord Ombudsman, which will deal with tenant complaints without the need for court proceedings. The government expects membership to become mandatory in 2028, and has said landlords will get notice before then.

The obligations relating to the PRS Database will not come into force until it is launched, which is likely to be in 2027. The launch of the PRS Landlord Ombudsman is expected in 2028. (See MHCLG Implementation Roadmap).

Tenants might be able to complain to the new Private Rented Sector Ombudsman about their landlord’s refusal, but the new Ombudsman won't be introduced at the same time as the new pet rules and other key changes come into force on 1 May 2026. The government has said that it intends to launch the Ombudsman service from late 2026.

100 Decent homes standardE+W (1) The Housing Act 2004 is amended as follows. (2) In section 1 (new system for assessing housing conditions and enforcing housing standards), after subsection (3) insert- “(3A) This Part also provides- (a) for regulations to specify requirements that must be met in England by qualifying residential premises, and (b) for the enforcement of those requirements by local housing authorities in England.”

Additional standards for certain housing in England E+W 2A Power to set standards for qualifying residential premises (1) The Secretary of State may by regulations specify requirements to be met by qualifying residential premises. (2) The matters which may be covered by the requirements include (but are not limited to) the following matters- (a) the state of repair of the premises, (b) things to be provided for use by, or for the safety, security or comfort of, persons occupying the premises, and (c) the means of keeping the premises at a suitable temperature. (3) The requirements are to consist of one or both of the following- (a) requirements which the Secretary of State considers appropriate to be subject to enforcement under section 5 (duty of local housing authorities to take enforcement action), referred to in this Part as “ type 1 requirements ”, and (b) requirements which the Secretary of State considers appropriate to be subject to enforcement under section 7 (power of local housing authorities to take enforcement action), referred to in this Part as “ type 2 requirements ”. (4) The regulations may contain exceptions from the requirements.

The new DHS will apply from 2035 in both the social and private rented sectors, at which point regulation and enforcement against these standards by the Regulator of Social Housing and local authority housing teams will begin. This timeframe will allow landlords time to implement other regulatory changes, including Awaab’s Law; new Minimum Energy Efficiency Standards; and other reforms included in the Renters’ Rights Act. Social landlords will also be given the space needed to prioritise the supply of new secure and affordable homes. However, we are clear that landlords should not leave all work to improve homes to the end of the implementation period and will publish guidance to support this.

Criterion A - A home must be free of the most dangerous hazards. To meet this criterion, properties must be free of ‘category 1’ hazards, as assessed under the Housing Health and Safety Rating System (HHSRS). Criterion B - A home must be In a reasonable state of repair. Homes will fail against this criterion if: one or more key building components is not in a reasonable state of repair, or two or more other building components are not in a reasonable state of repair Criterion C - A home must provide core facilities and services. To meet this criterion, flats must provide at least 3 of the following facilities: a kitchen with adequate space and layout an appropriately located bathroom and WC adequate external noise insulation adequate size and layout of common entrance areas for blocks of flats To meet this criterion, houses must provide at least 2 of the following facilities: a kitchen with adequate space and layout an appropriately located bathroom and WC adequate external noise insulation Homes must also be equipped with child-resistant window restrictors, which can be overridden by an adult, on all windows which present a fall risk for children. Criterion D - A home must provide thermal comfort. To meet this criterion, homes must provide a reasonable degree of thermal comfort. This includes ensuring homes meet Minimum Energy Efficiency Standards. Criterion E - A home should be free of damp and mould. Homes will be non-decent if a landlord has not remedied damp and mould.

In the SRS, the first stage of MEES compliance (to be compliant with one EPC metric at Band C or higher) will be required by 2030. The second stage of compliance (to be compliant with two EPC metrics at Band C or higher) will be required by 2039. In the PRS, there is a single MEES compliance date for both dual metrics (EPC C or higher) of 2030 for new and existing tenancies.

In the private rented sector, DHS requirements will be divided into two tiers to support local authorities to prioritise the issues that present the greatest risk to tenants. If there are DHS failures under criterion A - i.e. the presence of the most dangerous hazards - local authorities will have a duty to take enforcement action and the ability to issue on the spot fines of up to £7,000. For all other DHS requirements, local authorities will have a power to take enforcement action, but will not be under a legal duty to do so. Wider regulations, such as electrical, fire and gas safety requirements, will continue to apply.

In due course, we will: publish detailed guidance on the new DHS (including MEES) bring forward the legislation and regulation to bring the new DHS into force within the SRS and PRS by 2035 publish the SRS MEES government response and associated Impact Assessment shortly

The Renters’ Rights Act 2025 will strengthen local authorities’ existing powers for addressing dangerous hazards in privately rented homes. The Act introduces a new power for local authorities to issue financial penalties of up to £7,000 to landlords of privately rented homes who have failed to take reasonably practicable steps to keep their properties free of category 1 hazards. This penalty will be issued in addition to other types of enforcement action, such as serving an improvement notice requiring the landlord to remedy the hazard, and will provide a strong incentive for landlords to ensure their properties are safe. This new penalty came into force alongside the updated HHSRS in June 2026.

Criterion A requires homes meet the current statutory minimum standard, which is to be free from category 1 hazards assessed using the Housing Health & Safety Rating System (HHSRS). All landlords, private and social, must therefore already meet this standard and private landlords who do not take reasonably practical steps to do so will face new on the spot fines from 2026. The HHSRS is currently under review, but this will not change how a category 1 hazard is defined or change landlords’ responsibilities under criterion A of the DHS.

The Decent Homes Standard is now mandatory for private landlords. Awaab’s Law requires urgent action on damp, mould, and other serious hazards. Local authorities will have strong enforcement powers. Landlords must proactively maintain and upgrade their properties.

Prospective 60 Remedying of hazards occurring in dwelling-houses in EnglandE+W

Measures in the Renters’ Rights Act 2025 have the effect of inserting a term (in legal terminology an ‘implied term’) into private rented sector tenancy agreements mandating that the landlord complies with Awaab’s Law. If they do not, the tenant will be able to take them to court for a breach of contract. Where the landlord is found to be in breach, the court can order them to do the repairs, pay compensation to the tenant and/or pay some or all of the tenant’s legal costs. Alternatively, tenants may wish to complain to their landlord, and if the issue is not resolved, could be escalated to the new Private Rented Sector Landlord Ombudsman once this is established. The PRS Landlord Ombudsman will resolve tenant complaints about their landlords’ actions or behaviours, including about standards and repairs, and will have the power to order landlords to take an action, issue an apology and/or award financial compensation.

While local authorities have powers to take enforcement action if hazards are present in homes, they will not have a direct role in enforcing compliance with Awaab’s Law requirements, such as timescales for making repairs. Awaab’s Law will complement, rather than replace, local authority enforcement of poor housing conditions. Tenants and licensees will still be able to complain to their council, which could take enforcement action against the landlord if there are hazards in the property. If required, tenants and licensees could do this alongside challenging their landlord or licensor for a breach of Awaab’s Law requirements through the Courts or escalating this issue to the relevant Ombudsman following a complaint.

Given the time requirement to make regulations following this consultation, the earliest feasible implementation date would be 2027. However, this will need to be balanced with the need to ensure conditions are right for Awaab’s Law to operate effectively - for example, giving landlords and agents sufficient time to read guidance, prepare for implementation and ensure that they have effective processes in place to meet Awaab’s Law requirements. For example, some landlords use agents to manage repairs and maintenance of their properties. As Awaab’s Law operates as an implied term in tenancy agreements, the landlord in such cases would remain ultimately liable for meeting Awaab’s Law requirements. As a result, they may need to establish new contractual agreements with their agent in order to be confident that Awaab’s Law obligations will be met.

This consultation will last from 9 October 2026 to 11.59pm on 18 December 2026.

The impact assessment assumes that Awaab’s Law requirements for the private rented sector will be the same as those that apply to social landlords under existing regulations. It also assumed that implementation of Awaab’s Law in the private rented sector will take place in 3 phases in 2028, 2029 and 2030.

The first phase of Awaab’s Law came into force in England on 27 October 2025. It initially applies to the social housing sector only. Under this phase, social landlords must address emergency hazards (such as gas leaks or severe damp and mould) within 24 hours and investigate significant hazards (such as mould) within 10 working days, making properties safe within five working days. The extension of Awaab’s Law to the private rented sector is confirmed, with a formal introduction planned in late 2026 as “Phase 3” of the Renters’ Rights Act roll out.