Quick answer: The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. From 1 May 2026, Section 21 'no-fault' evictions are abolished, all Assured Shorthold Tenancies convert to open-ended periodic tenancies, local authorities have strengthened powers to inspect properties without 24 hours' notice, and civil penalties of up to £7,000 apply for Category 1 housing hazards. A PRS landlord database and Ombudsman service launch from late 2026. The Decent Homes Standard extends to the private rented sector. For maintenance contractors, the Act creates new urgency around property condition, hazard remediation and equipment specification.
The Renters' Rights Act 2025 is the most significant reform of the private rented sector in England since the Housing Act 1988. It affects 11 million renters and 2.3 million private landlords across England — and through its property condition and enforcement provisions, it directly affects the maintenance contractors, DLOs, facilities teams and specialist remediation firms who keep rented properties in repair.
This article sets out the key changes and what they mean practically for the people responsible for the physical condition of rented homes.
Section 21 abolished — 1 May 2026
From 1 May 2026, private landlords in England can no longer serve a Section 21 notice to recover possession of a property without giving a reason. No-fault evictions in the private rented sector are ended. All evictions must now be based on specific legal grounds under an expanded Section 8 framework.
All Assured Shorthold Tenancies (ASTs) have converted to open-ended periodic tenancies. Tenants can remain in the property for as long as they choose to, giving at least two months' notice to leave. Landlords must rely on statutory grounds for possession — including genuine intent to sell, family occupation, or significant rent arrears.
Rent increases are limited to once per year, with two months' notice required. Tenants can challenge excessive increases at the First-tier Tribunal.
Strengthened inspection and enforcement powers
The Renters' Rights Act removed the requirement for local authorities to give 24 hours' notice before entering a property for inspection. Local authority housing officers can now inspect with the tenant's consent alone, specifically to prevent landlords from concealing hazards ahead of inspections. New investigatory powers — including the ability to demand documents and access third-party data — came into force on 27 December 2025.
Combined with the HHSRS 2026 overhaul and the civil penalty provisions, this significantly increases the enforcement risk for landlords whose properties have unresolved Category 1 hazards. See: HHSRS 2026 — what the overhaul means for contractors →
Civil penalties — up to £7,000 for Category 1 hazards
The Act introduced civil penalties of up to £7,000 for private landlords who fail to take reasonably practicable steps to keep their properties free of Category 1 HHSRS hazards. This is a direct financial consequence of unresolved damp, mould, structural defects, heating failures or other high-scoring housing hazards.
For maintenance contractors, this creates a clear commercial driver: landlords who previously deferred remediation work now have a strong financial incentive to act. Contractors who can demonstrate rapid mobilisation, compliant equipment and auditable documentation will be better positioned on private landlord frameworks as enforcement increases.
The Decent Homes Standard extended to the private rented sector
The reformed Decent Homes Standard — published by the government in January 2026 — will apply to both the social rented sector and the private rented sector. For the first time, private landlords will be required to meet the same baseline property condition standards that have applied to social housing since 2001. Properties must be free from Category 1 HHSRS hazards, in a reasonable state of repair, provide adequate core facilities, deliver thermal comfort, and be free from damp and mould.
A new Criterion E on damp and mould has been added specifically in response to Awaab's Law. The Decent Homes Standard extension to the PRS is part of Phase 3 of the Act's rollout. See: Decent Homes Standard 2026 — what the extension to the private rented sector means for contractors →
PRS database and Landlord Ombudsman — late 2026
From late 2026, a new database of private rented sector properties launches, requiring landlords to register themselves, their properties and their compliance information. A new PRS Landlord Ombudsman service also launches at the same time, providing tenants with a formal route to resolve disputes about property condition and maintenance without going to court.
The database creates a verifiable compliance record for every private rented property. Landlords with outstanding HHSRS hazards, unresolved maintenance defects or non-compliant COSHH practices will be increasingly visible to local authority enforcement teams.
What this means for maintenance contractors
- Faster mobilisation required — private landlords now face the same enforcement exposure as social landlords for unresolved Category 1 hazards. Contractors able to respond quickly to mould, damp, heating failure and structural defect referrals will see increased demand.
- Equipment specification matters more — HHSRS Category 1 hazards include damp and mould, where H-Class extraction is the correct specification. See: Awaab's Law and mould remediation →
- Documentation is a competitive differentiator — landlords building compliance records for the PRS database will want contractor documentation that evidences compliant equipment, correct methods and COSHH-compliant chemical use.
- Biocide compliance is part of this picture — from 15 August 2026, updated GB CLP classifications apply. COSHH assessments relying on 'non-toxic' biocide labels are non-compliant. See: Biocide labelling compliance →
Related guidance
Awaab's Law — Phase 1, 2 and 3 →
HHSRS 2026 overhaul →
Decent Homes Standard 2026 →
Biocide labelling compliance →
Chemical hazard reclassification August 2026 →
Social housing hub →
H-Class extraction — mould remediation standard →
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