Renters' Rights Act 2025: What It Means for Tenants with Disrepair Claims

Last updated: March 2026

Quick Answer

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, with most provisions commencing on 1 May 2026. It does not replace Section 11 of the Landlord and Tenant Act 1985 — it builds on top of it. The Act abolishes Section 21 "no-fault" evictions, extends Awaab's Law to the private rented sector, and introduces the Decent Homes Standard for private rentals. For tenants pursuing disrepair claims, Section 11 remains your primary legal weapon; the new Act simply gives it sharper teeth.

---

The Biggest Shift in a Generation

If you have been following the debate about tenants' rights in England and Wales, you will have heard the phrase "once in a generation" applied to the Renters' Rights Act 2025. For once, the description is not hyperbole. The abolition of Section 21 alone represents the most significant change to the private rented sector since the Housing Act 1988 created the assured shorthold tenancy.

But here is the part that many commentators overlook: the new Act does not throw out the existing law. It layers new protections on top of a framework that has served tenants well for decades. If you are dealing with a leaking roof, a broken boiler, or damp creeping across your bedroom wall, Section 11 of the Landlord and Tenant Act 1985 is still the statute you will rely on. The Renters' Rights Act simply makes it safer and more practical for you to do so.

---

Section 11 Is Still the Foundation

Section 11 of the Landlord and Tenant Act 1985 imposes an implied repairing obligation on every residential landlord who grants a tenancy of fewer than seven years. It covers:

• Structure and exterior — the roof, walls, foundations, windows, doors, guttering, and external drainage
• Water, gas, and electricity installations — pipework, wiring, sockets, meters, and consumer units
• Sanitation — basins, sinks, baths, showers, toilets, and their drainage
• Space heating and hot water — central heating systems, boilers, radiators, and immersion heaters

This obligation is implied by law. The landlord cannot contract out of it, and it applies regardless of whether your tenancy agreement mentions it. The duty to repair is triggered once the landlord has notice of the disrepair — which is why sending a formal letter and keeping proof of it matters so much.

Nothing in the Renters' Rights Act 2025 alters or weakens Section 11. If anything, the new Act makes Section 11 claims easier to pursue, for reasons we shall come to.

---

What the Renters' Rights Act 2025 Actually Changes

1. Abolition of Section 21 — No More Retaliatory Evictions

This is, without question, the headline change. Under the current system, a landlord can issue a Section 21 notice to end an assured shorthold tenancy without giving any reason. The notice period is two months, and courts must grant possession if the paperwork is in order. No fault needs to be proved.

The practical consequence has been devastating for disrepair claims. Tenants who report problems — a damp wall, a faulty boiler, a rat infestation — risk receiving a Section 21 notice in reply. This is known as retaliatory eviction, and while the Deregulation Act 2015 introduced some limited protections, enforcement has been patchy at best. Many tenants have simply tolerated appalling conditions rather than risk losing their home.

The Renters' Rights Act abolishes Section 21 entirely. From 1 May 2026, all assured shorthold tenancies become periodic tenancies. Landlords who want to recover possession must use one of the grounds set out in Schedule 2 to the Housing Act 1988, and they must prove their case. This means:

• You can report disrepair without fear of a retaliatory notice
• You can pursue a Section 11 claim knowing the landlord cannot simply evict you for doing so
• Courts are likely to take a dim view of possession proceedings launched shortly after a repair complaint

For tenants who have been living with disrepair but were too afraid to act, this changes everything.

2. Awaab's Law — Strict Timescales for Hazards

Awaab Ishak was a two-year-old boy who died in 2020 from a respiratory condition caused by mould in his family's social housing flat in Rochdale. The coroner's findings led to the Social Housing (Regulation) Act 2023, which imposed strict timescales on social landlords to investigate and remedy serious hazards. This became known as Awaab's Law.

The Renters' Rights Act 2025 extends Awaab's Law to the private rented sector. The expected timescales (subject to secondary legislation) are:

• 14 days to investigate a reported hazard
• 7 days to begin emergency repair works for serious risks to health or safety
• Reasonable period (typically 28 days) to complete non-emergency works

These timescales are legally enforceable. A landlord who fails to meet them faces enforcement action from local authorities and may be liable in any subsequent civil claim. For tenants, this means the common experience of waiting months for a landlord to acknowledge a problem — let alone fix it — should become a thing of the past.

3. Decent Homes Standard for Private Rentals

Until now, the Decent Homes Standard has applied only to social housing. Private landlords had to comply with Section 11, the fitness for habitation requirements under the Homes (Fitness for Human Habitation) Act 2018, and the Housing Health and Safety Rating System (HHSRS) — but there was no single, clearly defined standard for what a "decent" private rental should look like.

The Renters' Rights Act changes that. Private rented properties will, for the first time, need to meet a prescribed Decent Homes Standard. While the details are still being finalised through secondary legislation, the standard is expected to require:

• The property meets the current statutory minimum standard for housing
• It is in a reasonable state of repair
• It has reasonably modern facilities and services
• It provides a reasonable degree of thermal comfort

A property that fails to meet this standard will be in breach of the law, giving tenants additional grounds for complaint and enforcement.

4. Private Rented Sector Ombudsman

The Act creates a new Ombudsman for the private rented sector. All private landlords will be required to register with the Ombudsman service, which will:

• Handle complaints about repairs and property conditions
• Issue binding determinations requiring landlords to carry out works
• Award compensation to tenants where appropriate
• Provide a faster, cheaper alternative to county court proceedings

This is significant because many disrepair claims — particularly those involving smaller amounts of damage or inconvenience — are not worth the cost and stress of court proceedings. The Ombudsman will give tenants a practical route to resolution without needing to issue a claim.

5. Landlord Registration and Property Portal

Every private landlord will be required to register on a new Property Portal. This database will:

• Record all privately rented properties and their landlords
• Show whether a property meets the Decent Homes Standard
• Record any enforcement action taken against a landlord
• Be accessible to tenants and prospective tenants

For tenants considering a disrepair claim, the Portal may provide useful evidence about a landlord's history of compliance — or lack of it.

---

Commencement Timeline

The Renters' Rights Act 2025 is not yet fully in force. The key dates are:

Some provisions require further regulations before they can take effect. The Government has indicated that the core tenancy reforms — the abolition of Section 21 and the move to periodic tenancies — will commence first, with the enforcement and standards provisions following.

---

What This Means for Your Disrepair Claim

If you are currently living with disrepair, or considering bringing a claim, the new Act changes the strategic landscape in several ways.

Before 1 May 2026

Until Section 21 is abolished, the existing rules apply. You should still:

1. Report the disrepair in writing — Send a letter or email describing the defects, keep a copy, and note the date
2. Follow the Pre-Action Protocol — Give the landlord at least 20 working days to respond
3. Gather evidence — Take dated photographs, obtain a surveyor's report if possible, and keep records of any health impacts
4. Be aware of retaliatory eviction protections — The Deregulation Act 2015 already prevents Section 21 evictions where certain conditions are met (e.g., the local authority has served an improvement notice)

After 1 May 2026

Once Section 21 is abolished, tenants will be in a significantly stronger position:

• No fear of eviction for complaining — The primary deterrent disappears
• Awaab's Law timescales — Once in force, landlords will face strict deadlines
• Ombudsman route — A faster, cheaper alternative to court
• Decent Homes Standard — An additional basis for complaint if your property falls below the required standard

Evidence and Documentation

Regardless of when you bring your claim, the quality of your evidence matters. Courts and the Ombudsman will expect:

• A clear chronology of when disrepair was reported and what the landlord did (or failed to do)
• Dated photographic evidence showing the condition and its progression
• Medical evidence if the disrepair has affected your health
• Copies of all correspondence with the landlord or managing agent
• Your tenancy agreement
• Any inspection reports from environmental health officers or independent surveyors

Organising these documents into a properly structured court bundle — paginated, indexed, and aligned with the Civil Procedure Rules bundle requirements (CPR Part 39 / PD 32) that apply to county court housing claims — can make the difference between a claim that succeeds and one that falters.

---

How BundleCreator Helps

If your disrepair claim reaches court, you will need to prepare a bundle of documents for the hearing. This is a paginated, indexed collection of every relevant document — your letters, the landlord's responses, photographs, expert reports, and medical evidence — presented in a format that the judge can navigate efficiently.

BundleCreator automates this process. Upload your documents, arrange them into the correct sections, and generate a court-ready PDF formatted to align with the Civil Procedure Rules bundle requirements that apply to county court housing claims. What would normally take hours of manual formatting takes minutes.

For housing disrepair claims specifically, BundleCreator includes templates for:

• Pre-Action Protocol letters
• Chronologies of disrepair and correspondence
• Schedules of loss and damage
• Witness statements
• Scott Schedules (listing each defect, its history, and the remedy sought)

---

Frequently Asked Questions

Does the Renters' Rights Act replace Section 11?

No. Section 11 of the Landlord and Tenant Act 1985 remains in full force. The new Act adds further protections — it does not replace existing ones.

Can my landlord still evict me if I complain about repairs?

After 1 May 2026, your landlord cannot use a Section 21 notice to evict you. They can only seek possession using specific grounds under Schedule 2 to the Housing Act 1988, and they must prove their case. Pursuing an eviction shortly after a repair complaint is likely to attract judicial scrutiny.

What is Awaab's Law and when does it apply to private rentals?

Awaab's Law sets strict timescales for landlords to investigate and remedy serious housing hazards. It currently applies to social housing. The Renters' Rights Act 2025 extends it to the private sector, but the commencement date depends on secondary legislation — expected in late 2026.

Do I still need to send a letter before going to court?

Yes. The Pre-Action Protocol for Housing Conditions Claims still applies. You must give the landlord written notice of the disrepair and at least 20 working days to respond before issuing proceedings.

What if my landlord ignores my complaint?

Keep a record of every communication. If the landlord fails to respond within the Pre-Action Protocol timescale, you may issue county court proceedings. Once the Ombudsman service is operational, you will also have the option of making a complaint to the Ombudsman rather than going to court.

Is my tenancy affected by the new Act?

From 1 May 2026, all assured shorthold tenancies will become periodic tenancies. This means your tenancy continues month-to-month (or week-to-week) indefinitely. You can still give notice to leave, but the landlord can only end the tenancy using a specific ground for possession.

---

Key Takeaways

1. Section 11 is not going anywhere — it remains the primary basis for disrepair claims
2. Section 21 abolition removes the biggest barrier — tenants can enforce their rights without fear of retaliatory eviction
3. Awaab's Law adds enforceable timescales — landlords will have strict deadlines to investigate and repair hazards
4. The Decent Homes Standard creates a clear baseline — private rentals must meet a defined standard for the first time
5. An Ombudsman will offer a faster route to resolution — not every dispute needs to go to court
6. Evidence still matters — a well-prepared court bundle remains the foundation of any successful claim

---

This article provides general legal information and is not a substitute for professional legal advice. If you are dealing with serious housing disrepair that is affecting your health, consider seeking advice from a solicitor, Citizens Advice, or Shelter.