How to make a house your home when you're renting: the position in 2026
How to make a house your home when you're renting is about finding ways to personalise and improve your rented property within the legal constraints of your tenancy agreement, while ensuring compliance with the new Renters' Rights Act 2025. How to make a house your home when you’re renting This act significantly changes how tenants can customise their living spaces without risking eviction or breach of contract.
In 2026, making a rented home feel like yours is more accessible than ever before due to legislative protections and financial incentives that encourage landlords to support tenant preferences. The Renters' Rights Act has abolished Section 21 notices. Which previously gave landlords the unilateral right to end tenancies without cause. Now, tenants can negotiate with their landlord for longer-term leases or periodic agreements from day one, providing more stability and freedom to invest in their homes.
annual rent caps under Section 13 of the Renters' Rights Act prevent excessive price hikes, reducing financial uncertainty and allowing tenants to allocate budget towards home improvements. The Decent Homes Standard has been extended to cover private rented sector properties (PRS), ensuring minimum standards for living conditions that include structural safety, heating, hot water, sanitation, and space efficiency.
Awaab's Law now applies to all landlords, mandating regular property inspections by environmental health officers to prevent mould growth and ensure habitability. These measures not only enhance tenant welfare but also help renters with legal tools to address substandard living conditions without fear of retaliatory eviction.
With these changes, the balance between landlord rights and tenant autonomy has shifted in favour of giving tenants more control over their rented homes while ensuring landlords meet basic maintenance obligations.
What the law says
The Housing Act 1988 (Sections 8, 13, and 21) sets out fundamental tenancy terms that are now significantly modified by recent legislation. Section 8 allows a landlord to regain possession of a property for reasons such as rent arrears or damage but requires grounds to be proven in court, which the Renters' Rights Act has made more stringent.
Section 13 of the Housing Act sets out rent review procedures and is now heavily regulated by the new annual cap under Section 13 introduced by the Renters' Rights Act. At How to make a house your home when you’re renting, this ensures that rent increases are reasonable and fair, preventing financial instability for tenants who want to invest in their homes.
The Deregulation Act 2015 (Section 33) abolished fixed-term tenancy clauses after two years unless both parties agree otherwise, making it easier for tenants to transition into periodic agreements. This flexibility is important for long-term renters looking to personalise and improve their living spaces without the threat of sudden termination.
The Tenant Fees Act 2019 restricts landlords from charging fees unrelated to costs incurred during a tenancy, such as changing locks or redecorating, thus helping tenants to customise their homes more freely. Additionally, Section 21 notices have been abolished by the Renters' Rights Act, giving tenants greater security and control over their living conditions.
These laws collectively provide tenants with legal protections that allow them to personalise and improve their rented properties while holding landlords accountable for providing decent accommodation.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 brings substantial reforms aimed at helping renters, enhancing property standards, and improving landlord-tenant relations. The act abolishes Section 21 notices, making it harder for landlords to evict tenants without a just cause such as rent arrears or damage.
Under the new law, periodic tenancies are automatically established from day one of the agreement unless both parties agree otherwise. This provides long-term stability and allows renters to make necessary improvements to their homes with less fear of sudden eviction.
The act also introduces an annual cap on rent increases through Section 13, ensuring that tenants have predictable budgets for home enhancements without excessive financial strain. The Decent Homes Standard is now extended to cover private rented sector (PRS) properties, mandating basic living conditions like structural integrity and proper heating systems. This standardisation ensures a baseline of habitability across all rental homes.
Awaab's Law, which originally applied only to social housing, is now enforced by environmental health officers for PRS landlords as well. At How to make a house your home when you’re renting, regular inspections prevent mould growth and ensure the property meets legal standards for human habitation. The act also establishes a new Private Rented Sector Ombudsman to handle disputes between tenants and landlords. Providing an impartial mediation service.
PRS Database registration is required under the Renters' Rights Act 2025, ensuring transparency in landlord records and facilitating enforcement of regulations. These changes collectively give renters more control over their living spaces while holding landlords accountable for maintaining decent homes.
What this means for tenants
Tenants in 2026 have greater legal protections to personalise and improve their rented properties due to the Renters' Rights Act 2025. With Section 21 notices abolished, eviction is now more difficult without just cause such as non-payment of rent or damage to the property.
Periodic tenancies are automatically established from day one unless both parties agree otherwise, providing long-term stability for renters who wish to make their homes feel like a personal space. The annual cap on rent increases through Section 13 ensures predictable budgets, allowing tenants to allocate funds towards home improvements without fear of sudden price hikes that could force relocation.
The extended Decent Homes Standard mandates basic living conditions such as structural safety and proper heating systems for private rented sector properties (PRS). Regular inspections by environmental health officers prevent issues like mould growth. This enforcement helps tenants maintain a healthy living environment conducive to personalisation.
New dispute resolution mechanisms, including the PRS Ombudsman and Housing Ombudsman, provide impartial mediation services if conflicts arise with landlords over property conditions or improvement requests. These measures help tenants to address substandard living conditions without risking eviction.
Tenants may be entitled to negotiate for longer-term leases from day one of their tenancy agreements, offering more security to invest in home improvements that reflect personal taste and comfort. However, it's important to check specific terms with a solicitor or Shelter for individual situations before making significant changes.
What this means for landlords
Landlords now face stricter compliance obligations under the Renters' Rights Act 2025 to ensure their properties meet legal standards while respecting tenant rights. At How to make a house your home when you’re renting, section 21 notices have been abolished, meaning eviction is more challenging without just cause such as rent arrears or damage. This shifts the balance towards protecting tenants from unfair terminations and requiring landlords to prove grounds for eviction in court.
Periodic tenancies are automatically established unless both parties agree otherwise, providing long-term stability that may require landlord consent for significant changes. Landlords must adhere to an annual cap on rent increases through Section 13 to maintain predictable financial terms for tenants planning home improvements.
The Decent Homes Standard extension mandates basic living conditions including structural safety and heating systems in private rented sector (PRS) properties, necessitating regular inspections by environmental health officers to prevent issues like mould growth. Landlords must ensure compliance with these standards or face legal repercussions.
New dispute resolution mechanisms include the PRS Ombudsman and Housing Ombudsman for impartial mediation services if conflicts arise over property conditions or improvement requests. These measures hold landlords accountable for maintaining decent homes while respecting tenant rights to personalise their living spaces within reasonable limits.
Landlords must register on the PRS Database, ensuring transparency in records for enforcement purposes. Compliance with these regulations is important to avoid legal penalties and maintain positive relationships with tenants seeking to make their rented properties feel like a home.
Common scenarios
- Tenant Wants to Paint Walls: A tenant who wants to paint walls but fears eviction may approach the landlord about obtaining permission within the periodic tenancy agreement. Landlords typically require notice of at least 28 days for such requests under Section 33 of the Deregulation Act 2015.
- Landlord Refuses Reasonable Request: If a landlord refuses a reasonable request to install a smoke alarm or fix mould, tenants can report this to environmental health officers who enforce Awaab's Law. Regular inspections and legal action may be necessary if the landlord doesn't comply.
- At How to make a house your home when you’re renting, Renewal of Tenancy Terms: When renewing tenancy terms, tenants should negotiate for periodic agreements from day one under the Renters' Rights Act 2025. This provides long-term stability to invest in home improvements without fear of sudden eviction unless justified by just cause such as rent arrears.
Evidence tenants should keep
Tenants should gather and maintain several types of documentation and evidence to support their rights and claims during tenancy disputes or improvement requests:
- Tenant Agreement: Keep a copy of the signed agreement, noting any modifications made since signing.
- Correspondence with Landlord: Document all communications regarding maintenance issues, improvement proposals, or rent adjustments. Include dates, times, email threads, or letters sent via recorded delivery.
- Property Condition Reports: Initial and follow-up reports detailing property conditions at move-in and during tenancy can highlight any changes needing attention from the landlord.
- Photos/Videos of Property: Take clear photos or videos showing damage, mould growth, or required improvements. Date-stamp these for accurate records.
- Emails/Text Messages: Keep copies of all electronic communications related to property maintenance or disputes over rental terms and conditions.
These documents serve as critical evidence when negotiating with landlords, filing complaints with environmental health officers, or pursuing mediation through the PRS Ombudsman if necessary. Properly documented evidence can substantiate claims and strengthen tenant positions during legal proceedings should they arise.
What to do if things go wrong
If issues arise concerning your rented property, follow a structured escalation path:
- At How to make a house your home when you’re renting, Complaint Letter: Draft a formal complaint letter to the landlord addressing specific problems with clear requests for resolution. Include relevant dates, photos, and any correspondence history.
- Council Environmental Health Officer: If landlord doesn't respond adequately, contact environmental health officers who can inspect properties under Awaab's Law and enforce Decent Homes Standard compliance.
- Deposit Scheme Dispute: For disputes over the deposit, use the deposit protection scheme (such as My Deposits) to file a claim if the landlord refuses to return or apply it correctly.
- Housing Ombudsman: Seek mediation through the Housing Ombudsman for unresolved issues related to property conditions or disputes over rent increases and improvement requests.
- PRS Ombudsman: Involve the new Private Rented Sector Ombudsman if problems persist with private landlord compliance, offering impartial resolution services.
- First-Tier Tribunal: For significant disagreements like eviction notices or large-scale repairs disputes, submit a case to the First-Tier Tribunal (Property Chamber) for judicial review and potential remedy.
- County Court: As a last resort, pursue legal action in county court if all other avenues fail, seeking injunctions against eviction or compensation for losses incurred due to landlord negligence.
Each step provides increasing levels of intervention and authority, ensuring that tenants have multiple options to address grievances effectively while adhering strictly to statutory guidelines and protections established by the Renters' Rights Act 2025.
Common mistakes to avoid
Both tenants and landlords often make similar errors regarding property improvements and maintenance:
- Failing to Document: Tenants frequently overlook documenting issues like mould or structural damage, which weakens their position in disputes. Landlords may also neglect proper record keeping for inspections and repairs.
- Improper Notification: Both parties may violate Section 33 of the Deregulation Act 2015 by failing to notify each other properly before making changes. Tenants should ensure they provide at least 28 days' notice, while landlords must respect agreed terms in tenancy agreements.
- Overstepping Agreements: Landlords might unilaterally change rental terms without proper justification or consent, leading to legal challenges from tenants seeking stability for home improvements. Tenants may also overstep by making significant alterations (e.g., structural changes) without landlord approval.
- Ignoring Compliance Deadlines: Both parties risk penalties by failing to register on the PRS Database or comply with Awaab's Law inspection deadlines. Regular adherence ensures legal compliance and prevents potential disputes.
Understanding these pitfalls helps maintain positive relationships between tenants and landlords while adhering strictly to legal protections established by recent legislation.
Where to get help
For additional support, contact organisations such as Shelter (shelter.org.uk), Citizens Advice (citizensadvice.org.uk), or your local council's housing team. These resources offer full advice tailored to specific situations, guiding you through the complexities of tenant rights and landlord obligations.
Legal aid may also be available for certain cases involving serious disputes over property conditions or rental terms under the Renters' Rights Act 2025. Consulting a solicitor specialised in housing law can provide professional guidance on dealing with these challenges effectively.