On October 27, 2025, the Renters’ Rights Act received Royal Assent, marking the most sweeping change to England’s private rental market in decades. The law, which takes immediate effect on key protections, ends the era of no-fault evictions and sets new standards for safety, fairness, and accountability—impacting 11 million people who rent privately across the country. The Department for Levelling Up, Housing and Communities (DLUHC) confirmed the move the next day, calling it a "fundamental reset" of landlord-tenant dynamics. For too long, renters lived under the shadow of sudden notices to quit. Now, that power is gone.
What the law actually changes
The Renters’ Rights Act doesn’t just tweak the system—it rebuilds it. The most immediate win: Section 21 evictions are dead. Landlords can no longer force tenants out without cause. Instead, they must prove a valid reason under Section 8—non-payment, damage, or breach of contract. Rent increases? Limited to once a year, and only at market rate. Landlords can’t jack up prices mid-lease just because they feel like it. Upfront payments are capped at one month’s rent. That means no more £2,000 "holding deposits" or excessive security deposits. And for the first time, the Decent Homes Standard applies to private rentals. Properties must now meet minimum safety thresholds: working smoke alarms, adequate heating, no serious damp or electrical hazards. It’s not luxury—it’s basic decency.Awaab’s Law: When safety is a legal deadline
The heart of the reform is Awaab’s Law. Named after two-year-old Awaab Ishak, who died in 2023 from prolonged exposure to toxic mould in his Rochdale social housing, the law turns health hazards into legal obligations. Landlords must fix Category 1 hazards—like severe mould, asbestos, or exposed wiring—within 14 days. Category 2 hazards—less immediately dangerous but still harmful—must be resolved in 28. Miss the deadline? Local councils can step in, fix it themselves, and bill the landlord. This isn’t a suggestion. It’s a court-enforceable duty. The law also bans discrimination. Landlords can no longer refuse tenants just because they’re on Universal Credit or have kids. No more "no DSS" signs. No more "we don’t allow children." It’s illegal now. And if you want a pet? You can ask. Landlords must consider the request reasonably. They can require pet insurance—but they can’t say no outright.The ombudsman and the enforcement machine
A new Private Rented Sector Ombudsman launches on June 1, 2026. Tenants can take disputes directly to them—no court fees, no lawyers. The ombudsman can order landlords to pay up to £5,000 in compensation, issue formal apologies, or carry out repairs. It’s a lifeline for those who’ve been ignored for years. Enforcement is beefed up too. Local councils get £12.5 million in new funding for 2026–2027 to conduct unannounced property inspections. No complaint needed. If a building looks run-down, inspectors can walk in. Fines for violations jump to £30,000 per breach. That’s not a slap on the wrist—it’s a financial gut-punch for rogue operators.Who’s resisting? And who’s celebrating?
The National Residential Landlords Association (NRLA), representing over 40,000 landlords, acknowledged the law’s passage but warned of "implementation challenges." Their October 28, 2025, statement urged members to update tenancy agreements, audit property conditions, and prepare for mandatory pet insurance policies. Their CEO, unnamed in public briefings, called the transition period "critical but manageable." Meanwhile, tenant groups like Shelter and Generation Rent hailed the law as "historic." "For the first time," said a Shelter spokesperson, "renters aren’t just tenants—they’re residents with rights." The House of Lords played a pivotal role, forcing 17 rounds of amendments over seven months. One key tweak: the ombudsman’s jurisdiction was expanded to include letting agents, not just landlords.
What’s next? The timeline matters
This isn’t a switch you flip. It’s a rollout. The ban on no-fault evictions and rent caps take effect immediately. Awaab’s Law deadlines start on November 1, 2025. But the ombudsman? June 1, 2026. Guidance on discrimination enforcement and pet insurance rules? Must be published by December 15, 2025. Local councils need time to train inspectors. Landlords need time to fix boilers, install damp-proofing, and rewrite contracts. The DLUHC estimates 4.5 million households are directly affected. That’s nearly one in five homes in England. And for the first time, renters aren’t being treated as disposable.Why this matters beyond rent
This law isn’t just about housing. It’s about dignity. Awaab Ishak’s death exposed how bureaucracy can kill. His parents’ campaign turned grief into policy. Now, a toddler’s tragedy has forced a national reckoning. The law links housing to health, to safety, to justice. It tells landlords: your tenants aren’t revenue streams. They’re people. The ripple effects will be felt in schools (children won’t be uprooted mid-term), workplaces (fewer emergency moves), and hospitals (fewer asthma attacks from mould). It’s a public health law dressed as housing reform.Frequently Asked Questions
Can my landlord still evict me if I don’t pay rent?
Yes. The Renters’ Rights Act only bans no-fault evictions under Section 21. If you miss rent payments, damage property, or violate your lease terms, your landlord can still apply for eviction through Section 8. But they must prove their case in court or through the new ombudsman. They can’t just give you a notice and expect you to leave.
What if my landlord refuses to fix dangerous mould?
Under Awaab’s Law, landlords must fix Category 1 hazards like severe mould within 14 days. If they don’t, you can report them to your local council. Councils now have the power and funding to inspect properties without your complaint and can carry out emergency repairs themselves, then charge the landlord. Fines of up to £30,000 apply for non-compliance.
Can I keep a pet even if my lease says "no pets"?
Yes. The law gives tenants the right to request a pet. Landlords can’t refuse unreasonably. They can ask for pet insurance or a higher deposit (within the one-month rent cap), but they must respond in writing within 28 days. If they refuse without valid reason—like a small flat or a history of damage—you can appeal to the new ombudsman.
Does this apply to all renters in the UK?
No. The Renters’ Rights Act applies only to private renters in England. Scotland and Wales have their own systems—Scotland’s Tenancy Deposit Scheme and Wales’ Renting Homes Act already offer similar protections. Northern Ireland’s laws are more limited. Tenants in those regions should check local guidance, as this law won’t automatically extend to them.
When will the ombudsman start handling complaints?
The Private Rented Sector Ombudsman officially launches on June 1, 2026. Until then, tenants can still report issues to local councils or seek advice from charities like Shelter. The ombudsman will handle disputes over deposits, repairs, discrimination, and unfair rent hikes—and can issue binding decisions, including compensation up to £5,000.
How will I know if my landlord is complying?
Landlords must provide a government-approved tenancy agreement by December 15, 2025, listing all terms clearly. You’ll also receive a copy of the property’s Energy Performance Certificate and any gas safety records. If your landlord refuses, or if rent exceeds one month’s deposit, you can report them to your council. The new enforcement regime means inspections will be more frequent—even without complaints.
