The Renters' Rights Act 2025 is the largest reform of private-rented housing in three decades. For tenants whose landlords have ignored disrepair, it changes several critical things.
The three biggest changes
1. Section 21 evictions are banned
For decades, private landlords could evict tenants with no reason ("Section 21 / no-fault eviction"). Many used Section 21 to punish tenants who complained about repairs.
From May 2026, Section 21 is illegal. Your landlord must show a specific lawful ground to evict you.
2. A Decent Homes Standard for private renting (coming later)
The Act will extend the Decent Homes Standard, the minimum quality standard social landlords already work to, to private rentals. This has not started yet. The government has consulted on the details and has not confirmed a start date. Until it starts, your rights come from Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, which apply now.
3. Awaab's Law extension to private renting (date not announced)
The same emergency-hazard and significant-hazard deadlines that apply to social landlords (24 hours to investigate emergencies; 10 working days to investigate significant hazards, 3 working days for a written summary, 5 working days to complete works) will extend to private landlords in a later phase. The government has said it will consult on the timing. No date has been announced.
What this means for tenants
If your private landlord has ignored a repair complaint:
- They cannot retaliate with a Section 21 notice (in force since 1 May 2026)
- You will be able to complain to the new PRS Landlord Ombudsman when it goes live (membership expected around 2028)
- Awaab's Law deadlines will apply to your private landlord in a later phase, once the government confirms the date
- Your repair rights today come from Section 11 and the Homes (Fitness for Human Habitation) Act 2018, which already apply
What hasn't changed
- You still must keep paying rent even during disrepair, withholding rent puts your tenancy at risk
- You still need evidence: photos, dates, written reports
- You still have 6 years from the original disrepair to bring a claim
Other routes
The new PRS Ombudsman (when live) will handle complaints against private landlords, and your local council Environmental Health team can act on serious hazards now. If a social landlord has ignored you, you may also have a claim, call us free on 0800 030 4669.