Renters’ Rights Act: repairs and safety
The Renters' Rights Act 2025 is changing private renting in England in stages. Here is what it means for property condition, repairs and safety, and what landlords can do now.
Published 11 November 2026 · By Positive Contractors, NICEIC Approved Contractor and Gas Safe registered
The timeline
| 1 May 2026 | Tenancy reforms in force: tenancies roll on with no fixed end date, and section 21 'no fault' evictions have ended. |
|---|---|
| From late 2026 | A national private rented sector database, which landlords must register on, followed by a new Private Rented Sector Landlord Ombudsman. |
| Later phase | Awaab's Law extended to private rentals, and a modernised Decent Homes Standard. The government has said the Decent Homes Standard will apply from 2035; the timing for Awaab's Law is still to be set after consultation. |
Dates are as published by the government at the time of writing. Check GOV.UK for the latest.
What it means for safety checks
The existing safety rules all still apply: EICRs at least every five years, annual gas safety checks, and smoke and carbon monoxide alarms. What changes is visibility and enforcement. From 1 May 2026, penalties for breaching the electrical safety regulations fall under the Renters' Rights Act, with fines of up to £40,000, and the new database will make it easier for councils to see who is responsible for each property.
Awaab's Law and damp and mould
In social housing, Awaab's Law already sets fixed deadlines for investigating and fixing serious hazards such as damp and mould. The Act allows the same approach to be extended to private rentals. Even before it arrives, landlords already have a legal duty to keep homes free of serious hazards, and councils can enforce it. Dealing with damp quickly, and keeping a dated record of what you did, is the sensible approach now. Our damp and mould guide explains how.
The Decent Homes Standard
The standard will require rented homes to be free of serious hazards, in reasonable repair, with reasonably modern facilities and adequate heating. Bigger items such as old kitchens and bathrooms, worn-out heating or poor insulation are worth planning in now, alongside other work, rather than leaving them all to the deadline.
What to do now
- Get every certificate in date, and keep them together with proof tenants received copies
- Respond to repair requests quickly and keep a dated record of each one
- Deal with damp and mould at the cause (ventilation, leaks, heating), not just the surface
- Plan larger upgrades so they can be done between tenancies
- Be ready to register on the landlord database when it opens
We look after certificates, repairs and void works for landlords and agents across London and Essex. See landlord and agent compliance, or our certificates checklist.
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Common questions
Does the Renters' Rights Act change how often I need an EICR?
No. Private landlords still need an EICR at least every five years, and a gas safety check every 12 months.
Does Awaab's Law apply to private landlords yet?
Not yet. It applies to social housing now; the Act lets the government extend it to private rentals, but the start date has not been set.
When do I need to register on the landlord database?
The database is due from late 2026. Registration will be mandatory, so watch GOV.UK for the launch date.
Is this legal advice?
No. This is a plain-English summary for landlords in England. For your own situation, check the official guidance on GOV.UK or take legal advice.
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