Renters’ Rights: Our next steps

The 1st May is now here and with it comes the biggest changes to renting in England for almost 40 years. But this is just one step in the Renters' Rights process and there is more on the way. Our public affairs officer, Joshua Helm-Cowley, highlights what else is to expect from the Act, and why our campaigning work is not done yet. 

Courts, tribunals and post-legislative scrutiny

A key question that you have been asking us is how the courts and tribunal system will cope following the abolition of Section 21. We have consistently raised this with Government through the entire Renters’ Rights process and will be monitoring key data points to scrutinise the Act. 

These include the time taken for landlords to gain possession under the Section 8 process, performance of the First-tier Tribunal on rent challenges and the supply of rental properties, particularly in the student housing sector. The Government has committed to conducting its own monitoring and its assessment of the impact of the Renters Rights’ Act in 2028 and again in 2031. This was something we pushed the Government hard to secure.  

In the meantime, it is vital that we hear from you and your experience of letting property in the new world of Renters’ Rights. Let us know your experiences by completing our surveys, joining our focus groups and signing up as a case study.  

Property standards

The Government has said in “spring/summer” it will publish the long-awaited update to the Housing Health and Safety Rating System (HHSRS). This will make it easier for landlords and tenants to understand hazards within a property. 

Ahead of the upcoming Decent Homes Standard (see below), it will also usher in updated local authority financial penalties where properties are found to have category one hazards under the Renters’ Rights Act. 

HHSRS is the method by which local authorities assess housing conditions in England and Wales based on risk. Under the new civil penalties regime, councils will be able to issue a civil penalty in the first instance to landlords who let properties with category one hazards present (the most serious hazards, most commonly in the PRS relating to falls on stairs, level surfaces and between levels; excess cold; damp and mould; and fire). 

This means the local authority will no longer need to wait for the landlord to fail to comply with an improvement notice but can instead fine due to the presence of this hazard. It is therefore vital that you ensure your property is free from any category one hazards, not just to maintain high standards, but to ensure you are not issued a civil penalty by your local authority,  

You can find more information on HHSRS standards here. 

Phase 2: Monitoring compliance and managing complaints

Private Rented Sector Database 

The rollout of the “PRS Database” starts later this year. While the Government has not yet outlined exactly what information it will include, it is likely there will be a mix of property-specific information, e.g. EPC rating, gas safety certificate, and landlord/tenancy compliance details such as deposit protection information and verified contact details. The Database will be phased in regionally, with mandatory registration for all landlords. There will be a fee to register – though we don’t yet know how much. 

So far, the approach around the PRS Database has very much been stick as opposed to carrot with a focus on local authority enforcement; fundamentally we believe that if the Government wants the Database to work for both landlords and tenants it needs to take a more holistic approach. It could be the perfect way for good landlords to demonstrate to tenants compliance and the high standards you maintain, but a minimal viable product has limited usefulness. 

Our members have already been beta testing the Database, and thank you if you participated in this. The Government will set out details about the Database in further legislation later this year. We will be scrutinising this carefully and continuing to put your views across to the Government as it beds in. 

PRS Landlord Ombudsman

Alongside the Database, the Government will also establish a mandatory PRS Landlord Ombudsman. This service will seek to mediate on disputes between tenants and landlords as well as providing landlords like you with tools and guidance for how to handle any tenant complaints early. It will complement the existing ombudsman requirement for agents. 

Much like the Database, you will have to register for this and there will be a fee, however timing is less clear and the Government has said it will likely not be mandatory until 2028. The establishment of this service will also require further legislation from the Government. We continue to put your views on this to Government, including our own proposals for how an Ombudsman should operate. 

Phase 3: Awaab’s Law and the Decent Homes Standard

The final phase of the Renters' Rights Act focuses on raising standards in the private rented sector through the application of Awaab's Law and the Decent Homes Standard.  

Awaab’s Law, named after toddler Awaab Ishak who died tragically as a result of the living conditions in his socially rented home, and in place for social landlords since October last year, requires social landlords to urgently deal with damp and mould issues within 10 working days and 24 hours for emergency repairs.  

The Renters’ Rights Act mandated the expansion of this law to the private rented sector with a consultation on exactly how this will be done due soon. We support the principle behind this and have already been speaking to the Ministry of Housing, Communities and Local Government, emphasising the importance of implementing this law in a way that makes sense in the private rented sector, where the majority are smaller landlords. 

The new updated Decent Homes Standard will apply to both the social and private rented sectors from 2035. We were pleased the Government heeded our long-standing position that the updated cross-sector Standard should reflect the needs of both sectors, with arbitrary rules on age of bathrooms and kitchens replaced by a requirement to instead be kept in ‘good repair’. 

This new standard will require properties to meet a number of criteria including being free from category one hazards, such as reasonably modern facilities and meeting new ‘thermal comfort requirements’ which you can find more information on here. We welcomed the clear timeline provided by Government on the Decent Homes Standard, reflecting the time allowed for the social sector to adapt when the original Standard was introduced. 

More information

• To visit our Renters' Rights Hub, packed with information and resources to help you manage the transition, click here.   
• We have also developed an exclusive Navigator tool, offering you your personalised "to-do list” tailored to your needs, which can be accessed here.    
• The NRLA's award-winning training academy runs a comprehensive Renters' Rights Act training offer. Click here to book your place.