If your landlord is ignoring damp, mould, leaks, unsafe electrics or a broken boiler, the law gives you practical routes to force repairs and claim compensation. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and the first phase of the reforms took effect in England on 1 May 2026.
The biggest change for private renters is that new section 21 no-fault evictions can no longer be used. A landlord now needs a valid legal ground to seek possession. That does not mean a tenant can never be evicted, but it does make it harder for a landlord to use eviction as a response to a genuine repair complaint. You can read the official Guide to the Renters’ Rights Act. For a plain English explanation, see our note on section 21 going for London tenants and landlords.
What changed for tenants?
From 1 May 2026, most assured tenancies in the private rented sector became assured periodic tenancies. In simple terms, they roll on rather than ending automatically at a fixed date. Landlords must use the correct possession ground and notice process if they want the property back.
Local councils also gained stronger enforcement powers, and rent repayment orders can now cover up to 2 years of rent for certain housing offences. That matters where poor housing conditions are linked to licensing breaches, improvement notices or unlawful landlord conduct.
| Issue | Position from 1 May 2026 |
|---|---|
| Section 21 | No new no-fault section 21 evictions |
| Tenancy type | Most assured tenancies became periodic |
| Possession | Landlord needs a valid legal ground |
| Rent repayment orders | Up to 2 years of rent for qualifying offences |
| Council enforcement | Wider powers and stronger civil penalties |
| Awaab’s Law for private renters | Included in the Act, but detailed timing still to be implemented |
Awaab’s Law: who it covers now
Awaab’s Law is named after Awaab Ishak, the 2-year-old who died in 2020 after prolonged exposure to mould in a Rochdale social housing flat. It sets strict repair timeframes for serious hazards.
At present, Awaab’s Law applies to social housing from 27 October 2025. Social landlords must make emergency hazards safe within 24 hours and meet fixed timescales for serious damp and mould hazards. The Renters’ Rights Act extends the framework to private rented homes, but the detailed private-sector regulations and start date still need to be set.
If damp and mould is your problem, our guide to damp and mould under Awaab’s Law explains what those repair deadlines mean and how they may affect future claims.
Your rights if you rent privately
Even before the private rented sector version of Awaab’s Law is fully in force, tenants already have strong rights. Under the Landlord and Tenant Act 1985, landlords must keep the structure, exterior, heating, hot water, plumbing and sanitation in repair. Under the Homes (Fitness for Human Habitation) Act 2018, tenants can bring a claim if the property is not fit to live in.
A home with serious damp, recurring mould, unsafe wiring, no heating, pest infestation or major leaks may cross that line. Our page on homes unfit for human habitation explains when conditions may justify legal action.
How to make a disrepair claim
Start by reporting the problem in writing. Email, text or letter is better than a phone call because it creates a dated record. Our guide on how to report hazards to trigger the repair timelines explains what to include.
Keep evidence. Take clear photos and videos, save repair messages, record dates, keep receipts for damaged belongings, and ask your GP for a note if the disrepair is affecting your health. Give the landlord a reasonable chance to inspect and repair, unless the problem is urgent or dangerous.
Before court, the housing disrepair pre-action protocol expects both sides to exchange information and try to resolve the dispute. In some cases, a complaint route may be quicker. Our guide to housing ombudsman and court routes explains the difference. If court action is needed, our civil litigation solicitors can advise on the strength of the claim.
What you can claim
Compensation usually has 2 parts. General damages cover the inconvenience, discomfort and loss of enjoyment caused by living with the problem. These are often assessed as a percentage of rent for the period affected. Special damages cover actual losses, such as ruined furniture, damaged clothing, higher heating bills or cleaning costs.
Our explainer on disrepair compensation covers how awards are calculated. If repairs are major, our note on temporary accommodation during major repairs explains when rehousing may be relevant. If a landlord ignores a compensation order, our debt recovery service can help with enforcement.
Frequently asked questions
Can I be evicted for complaining about disrepair?
A landlord can no longer use a new section 21 notice from 1 May 2026. They must rely on a valid possession ground and follow the correct process.
Does Awaab’s Law apply to private tenants?
Not fully yet. It applies to social housing now, and the Renters’ Rights Act provides for it to be extended to private rented homes once the detailed rules are brought in.
How much compensation can I get?
It depends on the seriousness of the problem, how long it lasted, the rent paid and any proven losses or health effects.
How long do I have to bring a claim?
Most disrepair claims have a 6-year limitation period, but personal injury elements usually have a 3-year limit. Acting early is always better while evidence is fresh.
Get your home repaired
Living with disrepair is exhausting, and the law is now more firmly on tenants’ side. If your landlord will not act, get advice early. Our solicitors in North London can review your situation and tell you the quickest route to repairs and fair compensation. If you need wider support, Atalaw also advises on will writing and probate matters. Get in touch today.