The role of the landlord: the position in 2026
The role of the landlord is to provide safe and habitable accommodation for tenants while adhering to a set of legal obligations and responsibilities. In 2026, this includes ensuring that properties meet specific health and safety standards, maintaining the property in good condition, handling repairs promptly, and respecting tenant privacy and rights.
2026 update - Renters' Rights Act 2025: Renting law has changed significantly. The Renters' Rights Act 2025 abolishes Section 21 'no-fault' evictions, ends fixed-term assured shorthold tenancies in favour of rolling periodic tenancies, and creates a new mandatory PRS Landlord Ombudsman plus a Private Rented Sector Database that landlords must join. The Act is being brought in over 2026, so check the current commencement position for any specific provision. See our Renters' Rights Act 2025 guide for the full picture.
Landlords play a important role in providing homes that aren't only structurally sound but also fit for human habitation. This involves complying with laws such as the Homes (Fitness for Human Habitation) Act 2018 and ensuring compliance with safety regulations like gas and electrical safety standards. Landlords must also manage tenancies responsibly, which includes handling deposits in a government-approved scheme and avoiding unfair practices under the Tenant Fees Act 2019.
This role is important to maintaining healthy living conditions for tenants and building positive landlord-tenant relationships, especially as new legislation continues to enhance tenant protections and clarify landlords' duties.
What the law says
Under various pieces of UK legislation, including the Housing Act 1988 (sections 8, 13, and 21), Housing Act 2004 (sections 213-215), Landlord and Tenant Act 1985 (section 11), Deregulation Act 2015 (section 33), and the Tenant Fees Act 2019, landlords are legally obligated to provide safe and fit-for-human-habitation properties. The Housing Act 1988 governs tenancy agreements and eviction notices, while the Landlord and Tenant Act 1985 outlines basic tenant rights concerning rent payment and repair obligations.
The Deregulation Act 2015 introduced significant changes by eliminating automatic succession to assured shorthold tenancies (ASTs) for family members. Additionally, section 33 of this act allows landlords to serve Section 21 notices without needing to establish a ground for possession, provided they comply with other requirements.
The Tenant Fees Act 2019 prohibits most upfront fees and restricts the amount that can be charged for deposits and late rent payments, ensuring fairer practices in the rental market. This legislation helps protect tenants from exploitative landlord practices by setting clear rules about what's permissible in terms of charges and administrative costs.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 significantly alters the situation for landlords and tenants, introducing several key provisions that impact housing standards and tenancy management. At The role of the landlord, one major change is the abolition of Section 21 notices, which previously allowed landlords to end a tenancy without cause after six months. This means landlords now need a specific reason to evict tenants under an AST.
The act also mandates that all periodic tenancies start from day one, giving tenants more security and predictability in their rental arrangements. Additionally, it enacts an annual rent cap based on the Decent Homes Standard, ensuring that rents are fair and affordable while still allowing landlords a reasonable return on investment.
Further provisions of the Renters' Rights Act extend the Decent Homes Standard to all private rented sector (PRS) properties, enhancing the quality and safety standards required. Awaab's Law is expanded to include private landlords, compelling them to address life-threatening conditions in their properties promptly.
The act also establishes a new PRS Ombudsman to handle complaints and disputes between tenants and landlords, providing an independent body for resolution. Landlords must register with the PRS Database, which tracks rental agreements and helps prevent rogue landlords from operating.
What this means for tenants
In 2026, tenants benefit greatly from enhanced protections under the Renters' Rights Act 2025. Tenants may be entitled to longer notice periods before eviction due to the abolition of Section 21 notices and the requirement for specific grounds for possession. This provides more stability in housing arrangements.
The act also ensures that periodic tenancies begin immediately, giving tenants immediate security without having to wait until a fixed term ends. Annual rent caps based on the Decent Homes Standard help prevent excessive rent increases, making rental homes more affordable and sustainable over time.
Tenants should regularly inspect their properties for compliance with safety regulations like gas and electrical standards. If issues arise, tenants may be entitled to withhold rent or seek repairs under the legal right to repair. Additionally, tenants can use the new PRS Ombudsman service if disputes can't be resolved directly with the landlord.
What this means for landlords
Landlords are now expected to comply strictly with updated regulations outlined in the Renters' Rights Act 2025. At The role of the landlord, compliance obligations include registering properties on the PRS Database, adhering to rent caps based on property quality assessments, and addressing safety concerns promptly under Awaab's Law.
Landlords must also ensure that their tenancies start as periodic from day one rather than allowing initial fixed terms. The abolition of Section 21 notices means landlords need a valid reason for eviction, such as non-payment of rent or breach of contract terms.
Regular maintenance and prompt repairs remain important to avoid tenant complaints and potential legal action. Landlords must keep thorough records of property conditions and all communications with tenants to demonstrate compliance should disputes arise.
Common scenarios
Scenario 1: Tenant Notices Mould in Property
A tenant notices excessive mould growth and reports it to the landlord, who fails to address it within a reasonable timeframe. The tenant may be entitled to withhold rent until repairs are made or seek legal advice from organisations like Shelter or Citizens Advice for further action.
Scenario 2: Landlord Serves Section 21 Notice Illegally
A landlord serves a Section 21 notice on a tenant despite having received complaints about property disrepair. Since Section 21 notices are no longer valid under the Renters' Rights Act 2025, the tenant may contest this notice in court and seek compensation for wrongful eviction.
Scenario 3: Tenant Requests Repairs Under Awaab's Law
A tenant requests urgent repairs following a gas leak but is met with delays. The landlord must act swiftly to comply with safety regulations; otherwise, tenants can escalate complaints through environmental health departments or the PRS Ombudsman service for resolution.
Evidence tenants should keep
Tenants should maintain full records of all communications and property conditions to support their rights under tenant laws. Key documents include:
- Signed tenancy agreement: Proves terms agreed upon by both parties. - Property condition reports: Establishes baseline standards at move-in and can be referenced for comparison later. - Correspondence with landlord: Emails, letters, or text messages about maintenance issues, rent payments, and any disputes. - Photos of property conditions: Visual evidence of mould, disrepair, or safety hazards.
These records help tenants substantiate claims if they need to escalate issues through the PRS Ombudsman service, Housing Ombudsman, deposit scheme dispute resolution, or legal proceedings. It's important for tenants to document all interactions and maintain a log of dates, times, and outcomes related to property management.
What to do if things go wrong
If disputes arise between tenants and landlords regarding property conditions or tenancy agreements, several steps can be taken:
- At The role of the landlord, Write a complaint letter: Document your concerns formally and request action.
- Contact environmental health officers: Report safety hazards like gas leaks or electrical faults.
- Dispute through deposit scheme: If funds are withheld for repairs not made by the landlord.
- Housing Ombudsman service: For issues related to housing conditions or disputes with local authorities.
- PRS Ombudsman service: Specialised for complaints against private landlords under new regulations.
- First-tier tribunal (property chamber): For rent deposit disputes and other tenancy-related claims.
- County court: As a last resort, file legal action if previous steps fail to resolve issues.
Each step should be documented thoroughly, as evidence may be required later in the process. Tenants are expected to escalate issues methodically while seeking assistance from trusted organisations like Shelter or Citizens Advice for guidance and support.
Common mistakes to avoid
Both tenants and landlords frequently make errors that can complicate tenancy arrangements:
- Ignoring minor repairs: Landlords who delay addressing small maintenance issues may face larger claims later. - Overcharging for rent increases: Failing to comply with annual rent caps under the Renters' Rights Act 2025 can lead to legal disputes and compensation payments. - Not registering on PRS Database: Mandatory registration helps prevent rogue landlords from operating; non-compliance risks fines or eviction proceedings. - Misusing Section 21 notices: Attempting to use outdated notice types may result in wrongful eviction claims against the landlord. - Lack of proper documentation: Both tenants and landlords should maintain thorough records of property conditions. Repairs, rent payments, and communications for legal purposes.
These mistakes can lead to unnecessary complications, financial losses, or legal troubles that could have been avoided with better understanding and compliance with tenant laws. Tenants and landlords alike must familiarise themselves with their obligations under the Renters' Rights Act 2025 and ensure adherence to all relevant regulations.
Where to get help
When facing housing issues, tenants can seek assistance from several sources:
- Shelter: Offers full advice on rights, responsibilities, and practical steps for resolving disputes.
- Citizens Advice: Provides free legal guidance through local branches or online services.
- Local council housing teams: Offer support with safety standards, repairs, and general tenancy issues.
- Housing solicitors: Specialised legal experts can provide detailed advice tailored to specific cases.
Legal aid may be available for certain types of housing disputes, particularly those involving eviction or significant health and safety concerns. At The role of the landlord, tenants should check eligibility criteria on official government websites or contact local organisations directly for guidance.