Renters’ Rights Act 2025 – Housing Disrepair, Damp, Mould and Tenant Rights

The Renters’ Rights Act 2025 represents one of the biggest changes to renting law in England for decades.

The Act received Royal Assent on 27 October 2025, with many of its major reforms taking effect from 1 May 2026.

For tenants experiencing poor housing conditions, the Act is particularly important because it strengthens the regulation of rented homes and provides for further reforms concerning dangerous housing conditions, the Decent Homes Standard and Awaab’s Law.

However, not every part of the Renters’ Rights Act came into force at the same time. Some important housing-condition provisions are being introduced in stages.

At Housing Disrepair Helpline, we help tenants understand their rights when landlords fail to deal with serious problems such as damp, mould, leaks and other housing disrepair.

Housing Disrepair Helpline was established in 2015 and has helped over 25,000 tenants get their homes fixed and obtain compensation over the last 11 years.

What Is the Renters’ Rights Act 2025?

The Renters’ Rights Act 2025 introduced major reforms to the rented housing sector.

Among other measures, the Act provides for:

• the abolition of Section 21 “no-fault” evictions in the private rented sector;
• a new system of periodic assured tenancies;
• changes to the grounds landlords can use to recover possession;
• greater protection against unreasonable rent increases;
• restrictions on rental bidding;
• stronger local authority enforcement;
• greater rights concerning pets;
• measures addressing discrimination against prospective tenants with children or receiving benefits;
• a Private Rented Sector Database;
• a new landlord redress scheme;
• the extension of the Decent Homes Standard to privately rented properties; and
• the extension of Awaab’s Law to the private rented sector.

For housing disrepair claims, the last three areas are particularly significant.

When Did the Renters’ Rights Act Come Into Force?

The Renters’ Rights Act 2025 is being implemented in stages.

A major first phase took effect on 1 May 2026. This included the abolition of Section 21 evictions for private rented tenancies covered by the reforms and the introduction of the new assured periodic tenancy system.

Further measures are being introduced separately.

This distinction is important because some websites describe all the Renters’ Rights Act reforms as though they are already fully operational. They are not.

In particular, at the time of writing in October 2026, the extension of Awaab’s Law and the Decent Homes Standard to the private rented sector has not yet been fully implemented. Their implementation timetable remains subject to further consultation and secondary legislation.

Section 21 “No-Fault” Evictions Have Been Abolished

One of the best-known changes introduced by the Renters’ Rights Act concerns Section 21 of the Housing Act 1988.

From 1 May 2026, private landlords can no longer use Section 21 to remove tenants covered by the new system without relying upon a valid possession ground.

Instead, landlords seeking possession generally need to rely upon the appropriate grounds under Section 8.

This can be particularly relevant to tenants worried about reporting poor housing conditions.

Historically, some private tenants have been concerned that complaining repeatedly about repairs could place their tenancy at risk. The abolition of Section 21 significantly changes that legal landscape.

Renters’ Rights Act and Housing Disrepair

The Renters’ Rights Act is not simply about eviction. An important part of the legislation concerns the quality and safety of rented homes.

The Act contains provisions allowing the government to introduce a Decent Homes Standard into the private rented sector. It also provides for Awaab’s Law to be extended to privately rented homes.

These reforms have the potential to become extremely important where landlords fail to deal with serious hazards such as damp and mould.

Awaab’s Law and Private Landlords

Awaab’s Law was introduced following the death of two-year-old Awaab Ishak, who died after prolonged exposure to mould in his family’s social housing home.

Awaab’s Law establishes legally enforceable requirements for landlords to investigate and deal with serious hazards within prescribed timescales.

The Renters’ Rights Act provides the legal framework for extending Awaab’s Law protections into the private rented sector.

This could have major implications for tenants experiencing problems such as:

• serious damp;
• mould growth;
• dangerous water penetration;
• excessive cold;
• electrical dangers;
• fire hazards; and
• other serious health and safety risks.

However, it is important to distinguish between what the Act allows the government to introduce and what is already in force.

Is Awaab’s Law Already in Force for Private Landlords?

Not yet.

As of October 2026, the government has stated that the implementation of Awaab’s Law in the private rented sector will be subject to consultation. The detailed requirements and implementation timetable therefore remain to be finalised.

Private tenants should not assume that this means they currently have no protection against dangerous housing conditions. Existing legislation may already provide important remedies.

The Decent Homes Standard and Private Renting

Another major feature of the Renters’ Rights Act is the extension of the Decent Homes Standard to privately rented homes.

The Decent Homes Standard has historically been associated primarily with social housing. Extending it to the private rented sector is intended to establish clearer minimum standards for privately rented homes.

The government has stated that implementation of the Decent Homes Standard for private rented homes will take place in a later phase and is subject to consultation.

Once fully implemented, it will provide another mechanism for tackling poor-quality rented housing.

New £7,000 Penalties for Category 1 Hazards

One housing-condition reform under the Renters’ Rights Act has already taken effect.

From 22 June 2026, councils gained a new power to impose financial penalties of up to £7,000 where the statutory requirements are satisfied in relation to Category 1 hazards in qualifying rented premises.

Category 1 hazards are the most serious hazards identified through the Housing Health and Safety Rating System (HHSRS). This could include extremely serious housing conditions where there is a significant risk to the health or safety of occupants.

The new penalty sits alongside councils’ existing housing enforcement powers. This means landlords who fail to address serious hazards can potentially face both enforcement action and a substantial financial penalty.

What Is a Category 1 Hazard?

The Housing Health and Safety Rating System assesses risks presented by housing conditions. Hazards are assessed according to both:

• the likelihood that harm will occur; and
• the potential seriousness of that harm.

The most serious hazards are classified as Category 1 hazards.

Local authorities have a duty to take appropriate enforcement action when they identify a Category 1 hazard.

Under the Renters’ Rights Act reforms now in force, councils can also impose a financial penalty of up to £7,000 where the statutory conditions for the new penalty are met.

Could Damp and Mould Be a Serious Housing Hazard?

Yes.

Severe damp and mould can present significant risks to occupants and may be relevant to an HHSRS assessment. Problems can arise from defects including:

• leaking roofs;
• defective windows;
• penetrating damp;
• defective brickwork;
• leaking pipes;
• damaged guttering;
• defective drainage;
• inadequate ventilation; and
• other building defects.

Simply washing mould from walls or repeatedly painting over the problem may not resolve an underlying building defect. Where damp and mould continually return, the underlying cause needs to be properly investigated.

Does the Renters’ Rights Act Give Tenants Compensation?

It is important to distinguish housing enforcement from a housing disrepair compensation claim.

A council fining a landlord does not mean that the money is automatically paid to the tenant as compensation. Likewise, identifying a Category 1 hazard does not automatically establish the amount of compensation a tenant may receive.

A housing disrepair claim is a separate legal process. Depending upon the circumstances, a solicitor may consider several pieces of legislation and contractual obligations when assessing whether a landlord has breached its duties.

Other Laws Protecting Tenants From Housing Disrepair

The Renters’ Rights Act does not replace the existing legal framework governing housing conditions. Depending upon the circumstances, important legislation may include:

Section 11 of the Landlord and Tenant Act 1985

Section 11 places important repairing obligations on landlords, including obligations concerning the structure and exterior of a property and installations for water, gas, electricity, sanitation, space heating and water heating.

Homes (Fitness for Human Habitation) Act 2018

This legislation strengthened tenants’ ability to take action where rented accommodation is not fit for human habitation. Issues such as damp, inadequate ventilation, excessive cold and other serious defects may be relevant when considering whether a property is fit for human habitation.

Housing Act 2004 and HHSRS

The Housing Health and Safety Rating System allows housing hazards to be assessed according to the risks they present to occupants. Local authorities have significant enforcement powers where serious hazards are identified.

Environmental Protection Act 1990

Serious housing conditions may potentially constitute a statutory nuisance. Section 82 of the Environmental Protection Act 1990 provides a mechanism through which a person affected by a statutory nuisance can bring proceedings in the Magistrates’ Court.

The appropriate legal remedy will depend upon the circumstances of the individual property and tenancy.

What Does the Renters’ Rights Act Mean for Housing Disrepair Claims?

The Act is significant because it forms part of a wider strengthening of housing standards and enforcement.

For a housing disrepair claim, evidence that may be particularly important includes:

• photographs and videos of the disrepair;
• repair reports;
• emails and messages sent to the landlord;
• repair reference numbers;
• inspection reports;
• HHSRS assessments;
• improvement notices;
• evidence of Category 1 hazards;
• medical evidence where relevant;
• evidence of damaged possessions; and
• records showing how long the landlord knew about the problem.

A solicitor investigating a housing disrepair claim can consider this evidence alongside the landlord’s legal obligations.

What Should I Do if My Landlord Is Ignoring Repairs?

If you are living with serious housing disrepair, do not rely solely on telephone conversations with your landlord.

Report the Problems in Writing

Report the disrepair and retain evidence that the landlord received your report. Keep emails, letters, screenshots and repair reference numbers.

Photograph the Disrepair

Take clear photographs and videos. Continue documenting the conditions if they become worse or repairs fail.

Keep a Timeline

Record when:

• the problem first appeared;
• you first reported it;
• contractors attended;
• inspections occurred;
• repairs were attempted; and
• the problem returned.

Keep Evidence of Damage

If belongings have been damaged by leaks, damp or mould, photograph them before disposing of them where reasonably possible. Keep receipts or other evidence of their value where available.

Obtain Advice if the Problem Is Not Being Resolved

If serious problems remain despite repeated reports, you may have legal options beyond continuing to use the landlord’s repair reporting system.

Housing Disrepair Helpline Can Help

Housing Disrepair Helpline was established in 2015 and has helped over 25,000 tenants get their homes fixed and obtain compensation over the last 11 years.

We help tenants experiencing problems including:

• damp and mould;
• leaking roofs;
• water penetration;
• defective windows;
• damaged walls and ceilings;
• plumbing and drainage problems;
• defective heating;
• structural defects; and
• other serious housing disrepair.

Why Use Housing Disrepair Helpline?

Housing Disrepair Helpline is a Claims Management Company working with a panel of specialist housing disrepair solicitors.

One of the benefits of using a Claims Management Company such as Housing Disrepair Helpline is that different solicitors and firms may have particular experience with different types of housing claims.

Our panel includes firms specialising in housing disrepair, allowing us to consider the circumstances of an eligible claim and appoint an appropriate specialist solicitor.

Where a case is suitable, Housing Disrepair Helpline can appoint the tenant with a leading housing disrepair solicitor to investigate the claim.

Are You Living With Housing Disrepair?

If you have reported problems with your home but your landlord has failed to resolve them, keep evidence and seek advice.

Tell Housing Disrepair Helpline:

• who your landlord is;
• what is wrong with the property;
• when the problems started;
• when you first notified your landlord;
• how often you have reported the problems;
• whether contractors have attended; and
• whether previous repairs have failed.

Housing law is changing, but tenants already have important legal protections against serious housing disrepair.

If your landlord is failing to maintain your home, Housing Disrepair Helpline can assess your circumstances and explain whether we may be able to help. Call free on 0800 612 4690 (Mon-Sun, 9am-9pm) or start your claim online.

Frequently Asked Questions

What is the Renters’ Rights Act 2025?

The Renters’ Rights Act 2025 is legislation introducing major changes to rented housing, particularly the private rented sector in England. Measures include the abolition of Section 21 evictions, tenancy reforms, stronger enforcement and provisions for new housing standards.

Has Section 21 been abolished?

Yes. The principal reforms abolishing Section 21 for private rented tenancies covered by the new system took effect on 1 May 2026.

Does the Renters’ Rights Act apply to housing disrepair?

The Act contains important provisions relating to housing conditions and enforcement, including measures concerning Category 1 hazards and provision for the future extension of Awaab’s Law and the Decent Homes Standard to the private rented sector.

Is Awaab’s Law now applicable to private landlords?

The Renters’ Rights Act provides for Awaab’s Law to be extended to the private rented sector, but as of October 2026 the detailed requirements and implementation timetable remain subject to further consultation and implementation.

Can landlords be fined for Category 1 hazards?

Yes. From 22 June 2026, councils gained powers under the reforms to impose financial penalties of up to £7,000 where the statutory conditions concerning Category 1 hazards in qualifying rented premises are satisfied.

Does a £7,000 landlord fine go to the tenant?

No. A financial penalty imposed by a local authority is different from compensation awarded or agreed in a tenant’s housing disrepair claim.

Can I still make a housing disrepair claim under existing legislation?

Potentially, yes. The Renters’ Rights Act does not replace existing landlord repairing and fitness obligations. Depending upon the circumstances, legislation including the Landlord and Tenant Act 1985 and Homes (Fitness for Human Habitation) Act 2018 may be relevant.

Can Housing Disrepair Helpline help with my claim?

Housing Disrepair Helpline helps tenants experiencing unresolved housing disrepair. Where a case is suitable, we can appoint the tenant with a specialist housing disrepair solicitor from our panel.