New Rental Laws: What UK Tenants and Landlords Need to Know

The Renters' Rights Bill aims to create a fairer, safer and more transparent private rented sector (PRS). It will do this through an array of new laws and processes designed to transform the lettings market. Although the Bill has yet to complete its long journey through parliament, there is a strong possibility that it could become law this summer.

Meanwhile, there’s a lot of information for tenants and landlords to assimilate. Ever since the proposed legislation was introduced to parliament in September, we have been answering questions on the expected changes. Last month, we published a short Renters’ Rights Bill summary, and this month, we are moving on with a closer look at some of the Bill’s key features.

Introducing the Decent Homes Standard

The government is determined to improve housing quality standards. Originally devised for the social housing sector, the Decent Homes Standard (DHS) will now apply to the PRS.

Under the DHS, landlords must make sure that rental properties are well maintained, have adequate heating and are free from hazards such as faulty wiring, mould and damp. The government will support local councils with “effective and proportionate enforcement powers" to ensure that properties meet the expected standards.

A new Ombudsman service and rental property portal

All private landlords in England with assured or regulated tenancies will be required by law to join a new Landlord Ombudsman service, even if they employ a lettings agent. A small annual fee (amount as yet unspecified) will be payable for each rental property they own. The service is free for tenants, but landlords will be unable to use it to complain about their tenants. However, the government is currently exploring options for landlord-initiated mediation, so landlords can access an equivalent service. It has been said the Landlord Ombudsman Service will “Benefit landlords by resolving tenant-initiated complaints in the quickest and most cost-effective way.”

The Private Rented Sector Database aims to help landlords understand their legal obligations, and they will be required to upload documentation to an online portal to demonstrate compliance. This information will enable tenants to make more informed choices when signing a rental agreement. Local councils will also have access to the database so they can target enforcement activity where it is most needed.

How will the new laws affect the London lettings market?

In high-demand areas such as London, the new legislation offers a range of benefits, but it may also produce some unintended consequences.

Rising rents: while a few landlords may feel apprehensive about the changes, those who provide safe, warm and well-maintained properties should not be unduly concerned. Inevitably, however, some landlords will withdraw from London’s lettings market, further reducing the supply of rental properties, stoking demand and pushing up rent prices.

Greater tenant stability: London has always been seen as a transient lettings marketplace, although the level of turnover has recently slowed. Tenants who are satisfied with their rented accommodation (and who feel more confident about getting redress when things go wrong) are more likely to stay on in their homes.

More flexibility without fixed-term agreements: in the capital’s fast-moving lettings marketplace, the potential for more flexibility will no doubt be welcomed by renters. This legislation is chiefly designed to protect tenants in substandard accommodation, so it is unlikely that satisfied renters will move more frequently.

Professional support: the Bill’s emphasis on efficiency, transparency, and timely interventions means that landlords will need to keep on their toes. Busy landlords may therefore be more likely to call in a property professional to manage their portfolios.

Awaab's Law

Social housing landlords are preparing for the introduction of Awaab's Law this autumn. This legislation was created following the tragic death of toddler Awaab Ishak, who suffered prolonged exposure to mould and damp in his rented home.  

From October 2025, social landlords will need to investigate cases of hazardous damp and mould and fix them within an established period of time.  They will also be required to deal with emergency incidents that pose a danger to tenants within 24 hours. 

Private landlords will need to abide by the same rules when the Renters' Rights Bill becomes law.  Currently the focus is on damp issues in rented properties, but the government has plans to develop the new legislation, using a 'step-by-step' approach.  By 2027 it intends that Awaab's Law will cover all housing hazards, including excess cold and heat, structural collapse, falls, fire risk, electrical dangers, explosions, hygiene hazards and overcrowding.

Where can I find more help?

We take pride in offering high-quality rental homes for Londoners and are always on hand to advise landlords on all aspects of letting and managing a property in central London. Simply get in touch with our friendly, experienced lettings teams in Westminster, London Bridge or Kennington and share your plans with us.