Housing law – a look at the year ahead
5th March, 2026
2025 saw some significant changes to housing and property law, which will continue to be implemented throughout 2026. Here is a look at the year ahead in Housing Law:
Renters’ Rights Act 2025
There are some major changes set to take place under the RRA 2025, which are set to include:
End of ‘no-fault’ evictions
From 1 May 2026, section 21 ‘no-fault’ evictions will be abolished and landlords will need to establish legal grounds for evictions.
Changes to grounds for possession
Extended grounds for possession by landlords, however landlords will need to demonstrate a valid reason. Evicting tenants for antisocial behaviour should become easier for landlords.
Notice periods for section 8 evictions are generally increasing.
End of fixed term tenancies
All fixed term tenancies will convert to assured periodic tenancies, which will roll either monthly or weekly.
Limits to rent increases
Rent increases will be limited to once per year via Section 13 notice. These will need to set out the new rent and provide at least 2 months’ notice.
Database for landlords
Database for local councils and the private rented sector (PRS), with mandatory sign up and an annual fee. The database will require key information such as contact details, property details, and safety information.
A Landlord Ombudsman for the PRS will be introduced with the aim of improving dispute resolution, thereby encouraging resolution of tenant – landlord disputes without the cost court proceedings.
Right to request a pet
Tenants will be able to request that they keep a pet in the property and landlords cannot unreasonably refuse.
Awaab’s Law
Implementation of Phase 2
Phase 2 of Awaab’s law is set to be implemented in early 2026. The Housing Health and Safety Rating System will expand to include:
- Falls associated with baths, on level surfaces, and between levels
- Structural collapse and explosions
- Fire hazards and electrical hazards
- Excess cold and heat
- Domestic hygiene and food safety hazards
The same timeframes implemented in Phase 1 will apply to Phase 2 hazards.
Impact on social housing landlords
The true impact of Awaab’s Law on the social housing sector remains to be seen. Although the purpose and outcome of the change in law is objectively for the better, there have already been concerns raised regarding the effect that Awaab’s Law will have on a sector that commonly has limited resources.
Expansion to the private sector
Phase 3 of Awaab’s Law is due to start in October 2026 and will mean that around 4.6 million privately rented homes will be subject to the same repair obligations as social housing.
Crime and Policing Bill
The Crime and Policing Bill is making its way through Parliament and is estimated to be enacted in mid-late 2026.
Once it becomes law, housing associations should see increased powers to deal with antisocial behaviour. ‘Cuckooing’ is also set to become a criminal offence.
Among other changes, housing associations will be able to apply for newly introduced ‘Respect Orders’. These orders are set to tackle antisocial behaviour by allowing the courts to ban offenders from specific activities. Breaches of Respect Orders will be a criminal offence.
The bill also aims to increase collaboration between housing providers and the police.
If you have any queries about how any of this legislation might affect you, please contact a member of our Affordable Housing team.
Please note that this briefing is designed to be informative, not advisory and represents our understanding of English law and practice as at the date indicated. We would always recommend that you should seek specific guidance on any particular legal issue.
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