On May 1st 2026 the renters rights bill is scheduled to be introduced in the United Kingdom. It is a landmark UK law introduction which contains a number of significant changes in legislation. The enhanced measures contained within the bill will target private sector residential rentals and social housing measures will be introduced next calendar year, 2027.
I personally know a number of people who will be relieved to discover the extent of this bill and the level of security it provides to tenants. Section 21 (No fault eviction power) has always been in the mind of private sector tenants. It is an act that has essentially given a landlord influence over a household’s stability and future. The removal of Section 21 Notices and the subsequent introduction of safeguarding channels will be very reassuring to households throughout the country.
It also puts increasing scrutiny on landlords who chose to avoid low income or disabled tenants because of perceived hassle and difficulty. It will now be impossible for landlords to openly discriminate against tenants in receipt of housing benefit or similar welfare payments.
Right to Request Adaptations
The first significant change that will be noticeable to disabled tenants is extending the right to request adaptations. Disabled tenants have a legal right to request home adaptations needed for independent living. This has existed under the Equality Act 2010 for many years. These adaptations must be reasonable but the option to pursue this creates enhanced living standards for many people.
If the landlord is unwilling to facilitate the requests there is a path for dispute resolution. A new Private Rented Sector Ombudsman has been developed with the power to compel the landlord to act. This new regulatory framework will potentially also include a database to ensure compliance and will be part of a phased implementation.
Under these circumstances the landlord still has the option to ensure that any modifications are reversed at the end of the tenancy.
If you wish to pursue this as a tenant you must make it clear from the beginning of the tenancy agreement or notify your landlord if disability emerges/ worsens during your contract that requires specific adaptations. Doing this ensures transparency and creates a clear paper trail, which is essential should you need to escalate a dispute to the Ombudsman later in the year.
Important points to note
- While the Section 21 ban hits on May 1st, the Private Rented Sector Ombudsman is scheduled for launch in Late 2026. This is a critical distinction. For the first few months of the new regime, disputes will still rely on the County Court. Once the Ombudsman is live, they will have the power to compel landlords to provide redress of up to £25,000.
- A key 2026 change often missed is the cap on Rent in Advance. Landlords often ask disabled tenants for 6–12 months upfront to ‘offset the risk’ of benefits. Under the new Act, this is illegal. Landlords can only ask for a maximum of one month’s rent in advance
Improved Property Standards Post May 2026
It is hardly a secret that private sector landlords in low income areas are not always focused on renting out their residentials in the best possible condition.
In the United Kingdom, particularly in the north and coastal regions, we have a mould epidemic. Our climate is largely damp and humid and with cold dark winter days we spend at least half of the year indoors. In properties with insufficient heat, insulation and lack of air flow condensation is a significant problem. When condensation occurs and is not dispersed via air flow (ie opening windows) mould develops where water particles remain on surfaces like walls and window ledges.
Rising damp is also a significant issue and is often caused by leaks from drain pipes, gutters collecting against walls. The external wall is consistently exposed to a pool of water at its base. The result of this is damp spreading from floor up within the property. Unlike condensation, rising damp is caused by external structural failure (leaks, blocked gutters, or a failed damp proof course). In 2026, a landlord cannot legally claim this is caused by a tenant’s ‘lifestyle.’ If the external wall is exposed to pooling water, it is a clear breach of the Decent Homes Standard.
As of May 1st, these issues move from being “complaints” to legal liabilities. With the extension of Awaab’s Law to the private sector, landlords are now under strict statutory timelines:
- Emergency Hazards: Must be addressed within 24 hours.
- Damp and Mould: Landlords must investigate within 10 working days and begin repairs within 5 working days of that investigation.
When these problems emerge, it is crucial that they are photographed, recorded, and reported. Keeping a photographic chronology ensures the landlord must acknowledge the matter or face a Rent Repayment Order (RRO), which could see them forced to pay back up to 12 months of rent.
The New Eviction Shields to be Aware of
A new landlord database will soon become legislation for private sector residentials. It is unclear exactly what this will look like but the contents and structure of it will be similar to the existing database for HMO properties and landlords. The government has announced a plan to develop a national private rented sector database.
The government likely has a myriad of reasons for this, including tax revenue and for the purpose of identifying individual landlords. For the tenant this database will be of use. The information will likely be in the public domain so tenants can “investigate” their prospective landlord before the tenancy begins.
Failure to register with the database will prevent a landlord from legally serving an eviction notice. If a dispute arises, check the database. If your landlord fails to register their property by the deadline, they have effectively stripped themselves of their power to evict you.
Under the Renters Rights Act an important 12 month period has also emerged. This stipulates that landlords cannot evict for the purpose of selling or moving into a rental property in the first 12 months of the tenancy agreement. Provided you do not breach the terms of the agreement your landlord has no immediate power to evict you.
New Rules on Pets
For many disabled households a pet is not simply a preference but a necessity. Landlords will now be prohibited from issuing blanket pet bans. They are required to respond to a written request within 28 days and cannot refuse on ‘unreasonable ground’.
If permission is granted for pets then the tenant is required to obtain a pet insurance policy that would cover any damage to the property.
Leave a Reply