Good landlords and landladies do exist: the position in 2026
Good landlords and landladies do exist is a statement that recognises the positive impact fair-minded property owners can have on tenants' lives. In 2026, as rent control measures tighten and housing standards improve across the UK, this assertion becomes increasingly relevant for both parties. Tenants benefit from reliable support and maintenance. While landlords who adhere to legal guidelines enjoy a stable relationship with their renters. This article explores how good practices align with current legislation and what tenants and property owners can expect in terms of responsibilities and rights.
What the law says
The Housing Act 1988 (sections 8, 13, and 21) sets out fundamental tenancy agreements and eviction procedures. Section 11 of the Landlord and Tenant Act 1985 mandates landlords to maintain properties in a fit state for habitation. Additionally, the Deregulation Act 2015 (section 33) introduces stricter conditions for 'no-fault' evictions, making it harder for landlords to issue Section 21 notices without substantial cause. The Tenant Fees Act 2019 prohibits landlords from charging tenants excessive fees beyond permitted ones such as rent and deposits.
How the Renters' Rights Act 75 changes this
The Renters' Rights Act 2025 introduces several key provisions that transform landlord-tenant dynamics:
- Section 21 abolished: Landlords can no longer serve Section 21 notices to end a tenancy without just cause.
- Periodic Tenancies from Day One: All new tenancies automatically become periodic from the start, offering tenants greater security.
- Annual Rent Cap via Section 13: Caps are placed on rent increases annually to prevent excessive hikes.
- Decent Homes Standard Extended to PRS: The Decent Homes Standard is now mandatory for all private rented sector (PRS) properties.
- Awaab's Law Extended to Private Landlords: All landlords, including those in the private sector, must adhere to stringent health and safety standards.
- New PRS Ombudsman: A dedicated ombudsman handles disputes between tenants and private landlords.
- PRS Database Registration: Both landlords and properties are required to register on a central database for transparency.
What this means for tenants
Tenants now have enhanced protection against arbitrary eviction, ensuring they can stay in their homes longer. The Renters' Rights Act 2025 mandates that all properties meet the Decent Homes Standard. Meaning tenants should expect well-maintained and habitable conditions. Annual rent caps provide financial stability by limiting increases to a reasonable percentage, typically tied to inflation or regional averages.
Landlords must comply with stringent health and safety regulations similar to those in social housing, ensuring a safe living environment. At Good landlords and landladies do exist, tenants may deduct costs for necessary repairs from their rent if the landlord fails to act promptly. Building a fair relationship based on mutual responsibility. The new PRS Ombudsman offers an impartial avenue to resolve disputes, reducing reliance on costly legal proceedings.
What this means for landlords
Landlords are now expected to adhere strictly to the Decent Homes Standard and health and safety regulations outlined in Awaab's Law. They must register their properties and personal details with the PRS Database to ensure transparency and compliance. Rent increases are capped annually, requiring careful budgeting and financial planning.
The abolition of Section 21 notices means landlords can only terminate tenancies for just causes, such as rent arrears or breach of contract terms. This necessitates thorough documentation and adherence to legal procedures when seeking eviction. Landlords must also be prepared to work collaboratively with tenants on maintenance issues, recognising that trust and communication are key to a successful relationship.
Common scenarios
Scenario 1: Lock Replacement
Tenant John notices the front door lock is worn out and insecure. He approaches his landlord Janet about replacing it immediately. Janet agrees promptly, installing a new lock within a week to ensure safety and security for all residents.
Scenario 2: Emergency Repair
Sarah's washing machine breaks down on a Sunday evening. She contacts her landlord Richard who advises her to get the appliance repaired first and then deduct the cost from her next month's rent after receiving an invoice showing fair market rates.
Scenario 3: Rent Increase Dispute
Tenant Mark receives notice of a significant rent increase from his landlord Emily. After checking the PRS Database, he finds the proposed hike exceeds legal limits under Section 13. He writes to Emily requesting she comply with the cap and adjust her fees accordingly or face mediation through the new PRS Ombudsman.
Evidence tenants should keep
Tenants should maintain detailed records of all communications with their landlord, including emails, text messages, and letters. Keep receipts for any repairs made out-of-pocket due to lack of prompt action from the landlord. Photographs of property conditions at move-in are important in case disputes arise over maintenance issues later on.
Dates of inspections, gas safety certificates, and other certifications should be documented alongside correspondence regarding rent payments and any notices served by either party. Detailed logs help substantiate claims during disputes or legal proceedings, ensuring tenants have a full record to support their position.
What to do if things go wrong
If issues arise that aren't resolved through direct communication, tenants can escalate matters systematically:
- At Good landlords and landladies do exist, Complaint Letter: Write a formal complaint to the landlord outlining the problem and steps taken so far.
- Council Environmental Health Officer: Report concerns about health or safety standards to local authorities for inspection.
- Deposit Scheme Dispute: Lodge a claim with your deposit scheme if the issue affects the return of your deposit upon lease termination.
- Housing Ombudsman: Request an independent review from the Housing Ombudsman should local council action be unsatisfactory.
- PRS Ombudsman: Seek mediation through the PRS Ombudsman for disputes specific to private rental issues.
- First-tier Tribunal: File a claim with the First-tier Tribunal for Property Chamber if necessary, covering rent repayment orders or possession claims.
- County Court: Pursue legal action in the county court as a last resort.
Each step offers increasing levels of intervention and oversight, providing tenants avenues to resolve issues amicably while ensuring all parties adhere to their responsibilities under current laws.
Common mistakes to avoid
Both tenants and landlords should be wary of common pitfalls that can lead to disputes or breaches of legal obligations:
- Overcharging Tenants: Landlords often mistakenly charge excessive fees for services covered by the Tenant Fees Act 2019.
- Failing to Register with PRS Database: Non-compliance with database registration requirements can result in penalties and loss of legal standing.
- Ignoring Health and Safety Standards: Failing to meet Awaab's Law standards can lead to fines, potential tenant complaints, or even eviction notices if safety concerns arise.
- Improper Notice Periods for Access: Not giving tenants adequate notice before entering their property violates the Landlord and Tenant Act 1985.
- Breach of Maintenance Obligations: Landlords who neglect repairs can face legal action from tenants seeking compensation for damages or lost income.
Avoiding these errors ensures a smoother, more cooperative relationship between landlords and tenants under the new regulatory framework established by the Renters' Rights Act 2025.
Where to get help
Seek assistance from organisations like Shelter (shelter.org.uk), Citizens Advice (citizensadvice.org.uk), or your local council's housing team. These resources offer guidance on rights, responsibilities, and dispute resolution strategies specific to tenant-landlord relationships. Legal aid may be available for those qualifying based on income and other criteria, providing access to professional legal advice and representation in cases of serious breaches of tenancy agreements.
By using these support networks, tenants and landlords can deal with the complexities of rental law more effectively, ensuring a fair and sustainable living environment for all parties involved.
Frequently asked questions
Is a landlord still allowed to evict under Section 21 after the Renters' Rights Act 2025?
No, landlords may no longer serve Section 21 notices as it was abolished by the Renters' Rights Act 2025. They must now follow alternative legal procedures which typically require a specific reason for eviction.
What are my rights if my landlord tries to evict me without cause?
Under the Deregulation Act 2015 and Renters' Rights Act 2025, tenants may be entitled to challenge no-fault evictions. It is advisable to check with a solicitor for specific advice based on your circumstances.
How does the Tenant Fees Act 2019 affect my rent?
The Tenant Fees Act 2019 prohibits landlords from charging excessive fees beyond permitted ones like rent and deposits, ensuring tenants are not overcharged. This helps maintain a fair rental agreement.
What steps should I take if my landlord does not fix a repair issue within the legal timeframe?
If your landlord fails to address maintenance issues as required by Section 11 of the Landlord and Tenant Act 1985, you may be entitled to withhold rent or seek repairs through local authorities. Consult with a solicitor for further advice.
Can I break my lease early if I find another property?
Breaking a lease early typically requires mutual agreement between the landlord and tenant. Check your tenancy agreement for specific terms and consider seeking legal advice on your options under current legislation.
How do I protect myself from unfair rent increases?
Under UK law, landlords must provide proper notice before increasing rent according to the Housing Act 1988. Ensure you understand your rights and seek professional guidance if needed to challenge unreasonable rises.
What evidence should I gather if my landlord breaches their legal responsibilities?
Collect photographic or video evidence of property conditions, correspondence with the landlord, and any relevant documentation. This can help support your case if you need to escalate issues through courts or housing authorities.
Where do I go for help if my landlord refuses to make repairs?
You may seek assistance from local council environmental health departments or consider legal action under Section 11 of the Landlord and Tenant Act 1985. Legal advice can provide guidance on next steps based on your situation.