What Does the Renters’ Rights Act Mean for Landlords’ Repair Obligations?

The Renters’ Rights Act 2025 is the most significant piece of private rental legislation in a generation. It received Royal Assent on 27 October 2025, and its first major wave of reforms takes effect on 1 May 2026. For landlords, the headline changes include the end of Section 21 “no fault” evictions and a shift to rolling periodic tenancies. But buried beneath those headlines is something just as important: a much sharper set of expectations around property maintenance, repair timescales, and housing standards.

If you are a landlord or a letting agent managing properties in England, you need to understand what this Act changes about your repair obligations, what stays the same, and what you should be doing right now to get your properties ready.

What Is the Renters’ Rights Act 2025, and Why Does It Matter for Repairs?

The Renters’ Rights Act 2025 replaces the previous Conservative government’s Renters (Reform) Bill, which never completed its passage through Parliament. The new Act is being implemented in three phases. Phase one, which begins on 1 May 2026, abolishes assured shorthold tenancies, ends fixed-term contracts in the private rented sector, and removes the ability for landlords to issue Section 21 notices. Phase two introduces the Private Rented Sector Database and a new PRS Landlord Ombudsman. Phase three extends the Decent Homes Standard and Awaab’s Law to private rentals for the first time.

This matters for repairs because the old system gave some landlords very little incentive to maintain their properties properly. A tenant who complained about disrepair could be served a Section 21 notice and removed without the landlord needing to give a reason. That dynamic is about to change completely. Tenants will have far more confidence to report problems, and landlords who fail to act will face stronger enforcement from local authorities and new routes of complaint through the Ombudsman.

What Are a Landlord’s Existing Repair Obligations Under Current Law?

Before looking at what changes, it is worth being clear about what is already required. Many landlords assume the Renters’ Rights Act creates entirely new obligations, but much of the legal framework around repairs has been in place for decades.

Section 11 of the Landlord and Tenant Act 1985

This is the backbone of landlord repair law in England. It is implied into every residential tenancy and cannot be contracted out of. Under Section 11, landlords must keep in repair the structure and exterior of the property, including walls, roofs, windows, doors, drains, gutters, and external pipes. They must also keep in working order all installations for the supply of water, gas, electricity, and sanitation, as well as installations for space heating and heating water. The duty to repair is triggered once the landlord knows about the problem, so tenants do need to report issues. But once reported, the landlord must act within a reasonable timeframe.

Homes (Fitness for Human Habitation) Act 2018

This Act requires landlords to ensure their property is fit for human habitation at the start of the tenancy and throughout. It covers a broad list of potential hazards, including damp, excess cold, structural instability, inadequate drainage, poor lighting, and insufficient ventilation. If a property is found to be unfit, a tenant can take the landlord to court, and the court can order repairs and award compensation.

Gas, Electrical, and Fire Safety Regulations

On top of the general repair duties, landlords must arrange an annual gas safety check carried out by a Gas Safe registered engineer. Electrical installations must be inspected and tested at least every five years by a qualified person, and the results must be shared with tenants. Smoke alarms and carbon monoxide alarms must be fitted and tested at the start of every tenancy. These are not new requirements under the Renters’ Rights Act, but the new regime will make it harder to avoid them without consequences.

What Changes From 1 May 2026?

The End of Section 21 and What It Means for Repairs

The abolition of Section 21 is arguably the single most important change for the repair landscape in the private rented sector. Under the current system, a landlord can respond to a repair complaint by simply ending the tenancy. That option disappears on 1 May 2026. All tenancies will become periodic, and landlords will only be able to seek possession through specific legal grounds under Section 8. This means tenants can report disrepair without the fear of losing their home, and landlords who have been relying on the threat of eviction to avoid maintenance will need to change their approach.

The Act also includes specific protections against retaliatory eviction. If a tenant makes a legitimate complaint about the condition of the property and the landlord responds by attempting to remove them, the court can refuse to grant possession.

New Written Statement Requirements

From 1 May 2026, landlords must provide new tenants with a written statement of terms before the tenancy is signed. This document must include a clear statement of the landlord’s repairing obligations under Section 11 and the fitness for habitation duty under the 2018 Act. It must also confirm the landlord’s gas and electrical safety duties. For existing tenants, landlords must provide a government-produced information sheet explaining the changes by 31 May 2026. Failure to comply with these requirements can result in a civil penalty of up to seven thousand pounds.

Read Next: Why Do Doors Stick, Drop, or Stop Closing Properly, and What Is the Right Fix?

What Is the Decent Homes Standard, and How Will It Apply to Private Rentals?

The Decent Homes Standard has applied to social housing for years, but it has never been extended to the private rented sector until now. The Renters’ Rights Act creates a legal framework for a Decent Homes Standard in private rentals, and the government has consulted on its detail. To meet the standard, a property will need to satisfy four criteria: it must be free from serious Category 1 hazards as defined by the Housing Health and Safety Rating System; it must be in a reasonable state of repair; it must have reasonably modern facilities and services; and it must provide a reasonable degree of thermal comfort.

The government’s consultation proposed a compliance deadline of 2035, which gives landlords significant lead time. But the expectation is that landlords should begin addressing shortfalls well before then. Local councils will have new enforcement powers, including the ability to issue civil penalties of up to seven thousand pounds for properties that fail to meet the standard.

For landlords who already keep their properties in good condition, this should not require dramatic changes. But for those with older stock, deferred maintenance, or properties that have never been properly assessed for hazards, it is a clear signal to start planning now.

What Is Awaab’s Law, and How Will It Affect Private Landlords?

Awaab’s Law is named after Awaab Ishak, a two-year-old boy who died in 2020 after prolonged exposure to mould in his social housing home. The law was introduced through the Social Housing (Regulation) Act 2023 and came into force for social landlords on 27 October 2025. It sets strict timescales for investigating and resolving serious health hazards, particularly damp and mould.

Under the current social housing rules, landlords must investigate a reported hazard within 14 calendar days, begin remedial work within a further seven calendar days, and make emergency repairs within 24 hours. In 2026 and 2027, the scope of Awaab’s Law will expand to cover additional hazards in social housing, including excess cold, fire, electrical hazards, and structural risks.

The Renters’ Rights Act extends Awaab’s Law to the private rented sector. The exact timescales for private landlords have not yet been confirmed and will be subject to a separate government consultation. However, the direction of travel is clear. Private landlords should expect to face similar obligations to investigate and resolve hazards within fixed timeframes, and the consequences for failing to act will be serious.

One important point: landlords should not assume that damp or mould is caused by tenant behaviour. Government guidance explicitly warns against attributing mould to so-called “lifestyle factors” without proper investigation. If a tenant reports damp or mould, the landlord must investigate the root cause, including potential building defects, poor ventilation, or inadequate insulation.

What Penalties Do Landlords Face for Non-Compliance?

The penalty landscape under the Renters’ Rights Act is significantly more serious than what came before. Local authorities already had powers to serve improvement notices and prosecute landlords for serious failings, but the new Act expands those powers and increases the financial consequences.

Civil penalties of up to seven thousand pounds can now be issued for a wide range of breaches, including failing to meet the Decent Homes Standard, failing to provide required tenancy documentation, and failing to address serious hazards. For repeated or serious offences, fines can rise to forty thousand pounds. Tenants and local authorities can also seek rent repayment orders through the First-tier Tribunal, which can require a landlord to repay up to two years’ rent.

Beyond the financial penalties, non-compliance creates practical problems. Under the new rules, a landlord who has not met their obligations may find it harder to gain possession of the property, even using legitimate Section 8 grounds. A tenant facing eviction proceedings can raise disrepair as a counterclaim or defence, which can delay or block the process entirely.

Also Read: Why Choosing the Right Kitchen Fitter Makes All the Difference

What Repair and Maintenance Jobs Should Landlords Prioritise Now?

The best way to prepare for the new regime is to get ahead of it. Rather than waiting for enforcement action or tenant complaints, landlords should be reviewing their properties now and addressing the most common issues before the rules tighten further.

Structure, Exterior, and Weatherproofing

Check roofs, gutters, downpipes, external render, and window seals. Water ingress is the starting point for many of the most expensive problems a landlord can face, including damp, timber decay, and plaster failure. A periodic check of the building envelope is one of the most cost-effective things a landlord can do.

Plumbing, Heating, and Hot Water

Under Section 11, landlords must keep plumbing and heating systems in working order. That includes boilers, radiators, pipework, taps, and sanitary fittings. If a boiler is ageing or unreliable, replacing it before it fails mid-tenancy is both a legal and a practical decision. The same applies to leaking taps, slow drains, and poorly performing radiators. These are the kinds of jobs that a professional property maintenance service can handle quickly and cost-effectively.

Damp, Mould, and Ventilation

Damp and mould will be squarely in the spotlight under Awaab’s Law. If any of your properties have visible mould, persistent condensation, peeling paint, or musty smells, you should be investigating the cause now rather than waiting for a tenant to raise it. Remediation might involve improving ventilation, treating the affected area, replastering damaged walls, or addressing an underlying structural issue.

Electrical Safety and Certification

Make sure every property has a valid Electrical Installation Condition Report (EICR), tested within the last five years. If the report flags any remedial work, get it done promptly. Electrical safety failings are taken seriously by local authorities and will be even harder to ignore under the new regime.

General Wear, Cosmetic Repairs, and Tenant Readiness

While the law focuses on safety and functionality, the Decent Homes Standard also considers the overall condition of the property. Worn flooring, damaged skirting, broken handles, tired decorating, and ageing bathroom fittings might not be immediate safety hazards, but they affect the general standard of the property and the tenant’s experience. A professional decorating or general maintenance visit between tenancies can make a significant difference to how the property performs against the new standards.

How Does This Affect the Relationship Between Landlords and Tenants?

The Renters’ Rights Act is designed to rebalance the relationship between landlords and tenants. For landlords who already take their maintenance obligations seriously, the practical impact may be modest. You will need to update your paperwork, adjust your tenancy processes, and keep a closer eye on compliance deadlines, but the fundamental expectation, that the property should be safe, well-maintained, and fit to live in, is not new.

For landlords who have relied on Section 21 as a management tool or who have let maintenance standards slip, the adjustment will be more significant. Tenants will have stronger rights to challenge poor conditions, and local authorities will have more tools to enforce compliance.

The key takeaway is that proactive maintenance is no longer just good practice. It is becoming a legal and financial necessity. A landlord who invests in keeping their property in good condition will find it easier to retain tenants, avoid disputes, and stay on the right side of the law.

What Should Landlords Do Next?

Start with an honest assessment of your property portfolio. Walk through each property and ask whether it would pass a professional inspection under the standards described above. If you are not confident in any area, whether it is the condition of the roof, the reliability of the boiler, the state of the electrics, or a persistent damp problem, now is the time to act.

Many of the jobs that landlords are now expected to stay on top of, from plumbing and heating to plastering, electrical work, and general maintenance, are exactly the kind of work a reliable handyman handles every day. If you are not sure where to start, a single property assessment visit can help you build a clear list of priorities.

You do not need to do everything at once. But you do need to have a plan, and you need to start before the new rules take full effect. The landlords who prepare now will be the ones best positioned when enforcement begins.

If you would like help getting your property ready for the changes ahead, get in touch with The Handy Home Pro for a no-obligation quote. You can also take a look at our full range of property maintenance services or visit our FAQs page for answers to common questions about how we work.

Frequently Asked Questions