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. New Decent Homes Standard for private rented sector
Private landlords now have to meet the same Decent Homes Standard that social landlords have had to meet for years. Hazards must be addressed; properties must be fit for habitation.
3. Awaab's Law extension to PRS (October 2026)
The same emergency-hazard and significant-hazard deadlines that apply to social landlords from 27 October 2025 (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) are planned to extend to private landlords from 2027.
What this means for tenants
If your private landlord has ignored a repair complaint:
- They cannot retaliate with a Section 21 notice
- You can complain to the new PRS Ombudsman when it goes live
- After October 2026, the same Awaab's Law timeframes apply to your private landlord
- The Decent Homes Standard gives you a direct legal route
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.