As the Renters’ Rights Bill proceeds through Parliament, this is the penultimate article in our series examining the proposed changes.  Links to the articles already published are at the end of this article.  The final article will address the residential tenancies that the Renters Rights Bill will NOT apply to.

The Renters’ Rights Bill will shake up the private rented sector’s approach to property standards, with new registration requirements for landlords and increased regulation of property standards. 

These are new to the English private rented sector, where the Bill will apply, but we already have examples of how the potential changes might work from the social housing sector in England, where a “decent homes standard” is already in force, and how landlord registration might apply from Wales, where it is already required.  

What’s New?

• Mandatory Registration:  landlords and properties will have to be registered on a new Private Rented Sector Database.
• Decent Homes Standard:  being “fit for human habitation” will no longer be enough – the bar is being raised – homes will still need to be safe and habitable but modern facilities and heating are also considered. 
• Aawab’s Law:  this is the obligation on social landlords to deal with mould and other health hazards promptly, brought in following the death of toddler Awaab Ishak.  It will be extended to all landlords.
• Ombudsman:  tenants will be able to complain about their landlord’s action, inaction or behaviour to a new, free Ombudsman service funded by a small fee payable by landlords.  The fee has yet to be set.
• Hefty fines:  Up to £40,000 for non-registration, false information, or breaches.

What Will Registration Look Like? 

Expect an online system with a modest fee, similar to Wales’ £45 online registration process. Wales also has options for paper registration and we expect England to follow suit.  A public register is on the horizon, but details – including what data the public will be able to access - are still being ironed out.

The experience from Wales is that registration has not reduced the number of rental properties.  The Welsh government has historically provided annual estimates of housing stock as at 31 March in any given year.  Landlord registration became compulsory in Wales on 23 November 2015.  As of 31 March 2015 there were estimated to be 208,292 privately rented homes in Wales, and as of 2 December 2024, 215,841 privately rented homes were registered, with 103,725 registered landlords holding an average of 2.08 properties each. 

Decent Homes Standard 

Landlords of properties with outdated facilities may need to consider some upgrades. Properties must be free from serious hazards, in good repair, and have modern facilities like reasonably up to date kitchens and bathrooms.  “Thermal comfort” is also a requirement.  As private landlords already need to ensure their properties achieve an EPC rating of E or above,  most privately rented homes are likely to already offer reasonable thermal comfort.  

Impact on Landlords 

For most landlords, the impact of enhanced standards should be minimal.  Many private rental properties already meet minimum energy efficiency standards and are fit for human habitation. The law aims to target the minority of landlords who neglect property maintenance, potentially improving overall housing quality.  Local authorities will need adequate resources to enforce these standards effectively.

Tenants 

Tenants in the private sector should benefit from safer, healthier living conditions.  With the risk of no fault eviction removed, and a new Ombudsman in place to help them enforce their rights, tenants will have more options if their home is substandard.  The Bill should make the greatest difference to those in the worst quality housing.

Items in this series:

Renters' Rights Bill 1: Residential tenancy changes proposed by the Bill, Maddie Dunn

Renters' Rights Bill 2: How to obtain possession if section 21 notices are abolished? Maddie Dunn

Renters’ Rights Bill 3: Children, Benefits and Pets, Maddie Dunn

Renters’ Rights Bill 4: Enforcement, Maddie Dunn

Renters' Rights Bill 5: Succession, Maddie Dunn

Renters' Rights Bill 6: Employee Accommodation, Maddie Dunn

Renters’ Rights Bill 7: Agricultural employees and holdings, Maddie Dunn 

Renters' Rights Bill 8: Rent Review, Maddie Dunn

Up next:  The residential tenancies not subject to the Renters Rights Bill