Four Things Tenants and Landlords Need to Know

📋 Updated April 2026: Enforcement under the Renters’ Rights Act 2025 is now in force. Civil penalties have increased significantly and Rent Repayment Orders have been extended. This post has been updated to reflect the current position.

Key Things Tenants and Landlords Need to Know in 2026

The Renters’ Rights Act 2025 has made significant changes to tenant rights, landlord obligations, and the consequences of getting things wrong. Here are the things that matter most right now.

1. Section 21 is gone — for good

Landlords can no longer issue a Section 21 notice to end a tenancy without giving a reason. Possession is now only possible via the Section 8 route, which requires the landlord to demonstrate a valid ground — such as rent arrears, anti-social behaviour, or the landlord’s need to sell or move in. Courts will scrutinise these claims, and landlords who abuse the grounds face penalties.

2. Civil penalties up to £40,000

Local housing authorities can now issue civil penalties of up to £7,000 for less serious breaches of the Act, and up to £40,000 for serious or repeated offences. This includes breaches relating to:

• Attempting to use Section 21 after its abolition
• Failing to comply with Awaab’s Law timeframes for hazard remediation
• Rent bidding or accepting above-asking-price offers
• Discriminating against tenants based on protected characteristics
• Failing to register on the Private Rented Sector Database

3. Rent Repayment Orders: up to 12 months’ rent

Rent Repayment Orders (RROs) allow tenants — and in some cases local councils — to apply to the First-tier Tribunal for repayment of up to 12 months’ rent where a landlord has committed a relevant offence. The list of offences that trigger RRO eligibility has been expanded under the Act. This is a powerful remedy for tenants who have suffered from a landlord’s non-compliance.

4. Property standards: Decent Homes and Awaab’s Law

The Decent Homes Standard now applies to the private rented sector. Landlords must ensure properties meet minimum requirements covering safety, repair, heating, and facilities. Awaab’s Law adds strict deadlines for investigating and fixing hazards like damp and mould — 14 days to investigate, 7 days to start repairs, and 24 hours for emergency hazards. These are legal obligations, not guidance.

5. The new Private Rented Sector Database

All landlords in England must register on the new Private Rented Sector Database. Failure to register is itself an offence subject to a civil penalty. The database is also a resource for tenants — it allows them to verify that a landlord is registered and to check the compliance history of a property.

6. The Private Rented Sector Ombudsman

A new mandatory Ombudsman scheme has been established for the private rented sector. Both landlords and letting agents must be members. Tenants can refer unresolved disputes to the Ombudsman at no cost. The Ombudsman can award compensation of up to £25,000 and can require landlords to take specific action to resolve a complaint.

Understanding these obligations — whether you’re a tenant or a landlord — is essential in 2026. If you have questions about your rights or responsibilities, speak to our team at Elliot Oliver.