The Renters’ Rights Act 2025 (RRA) doesn’t just change tenancies — it raises the bar for property standards, accountability, and enforcement across the private rented sector.
In this third instalment of our five-part series, we’ll explain the new Decent Homes Standard (DHS), the Private Rented Sector (PRS) Database, and the introduction of a mandatory landlord ombudsman. Together, these measures aim to create a more transparent, fair, and professionally managed rental sector in England.
The Decent Homes Standard Comes to the Private Sector
For the first time, the Decent Homes Standard (DHS) — previously applied only to social housing — will extend to the private rented sector.
What It Means
The DHS sets out the minimum standard of property condition that homes must meet. Under the RRA, all privately rented properties will need to:
-
Be free from serious health and safety hazards (as defined under the Housing Health and Safety Rating System).
-
Be in a reasonable state of repair.
-
Have modern facilities and services, including adequate kitchen and bathroom facilities.
-
Provide a reasonable degree of thermal comfort (proper heating and insulation).
The government has already consulted on how this standard will apply to private landlords, and the current modelling suggests implementation between 2035 and 2037.
While the timeline seems distant, landlords should begin preparing now — especially those with older properties that may need insulation, damp-proofing, or system upgrades.
Awaab’s Law: Tackling Serious Health Hazards
The RRA also extends Awaab’s Law — originally introduced for social landlords — to private rentals.
What It Does
Awaab’s Law will establish legal time limits for landlords to investigate and fix serious health and safety hazards such as:
-
Damp and mould
-
Structural disrepair
-
Inadequate ventilation
-
Other dangerous conditions
This change means landlords must respond swiftly to serious complaints. Once regulations come into effect, failure to act within the prescribed timeframes could lead to enforcement action or ombudsman intervention.
What Landlords Should Do
-
Set up formal repair response timelines (for example, inspection within 14 days, urgent repairs within 7).
-
Keep written logs of reports, communications, and remedial actions.
-
Build strong relationships with reliable contractors to meet repair deadlines.
The Private Rented Sector Ombudsman
Perhaps the most practical and immediate reform is the creation of a mandatory PRS Ombudsman.
How It Works
-
Every landlord must register with the ombudsman.
-
The service will be free for tenants and binding on landlords.
-
Complaints can cover issues such as repairs, communication, unlawful fees, or poor management.
Non-Compliance Penalties
-
Fines up to £7,000 for failing to join.
-
Up to £40,000 for repeated or serious breaches.
-
Persistent offenders could also face Rent Repayment Orders (RROs).
Benefits for Responsible Landlords
The ombudsman isn’t just about punishment — it offers a faster, cheaper alternative to the courts and can help resolve disputes early, protecting both landlords’ reputations and tenant relationships.
The Private Rented Sector Database
A national PRS Database will now become a legal requirement for all landlords.
Key Details
-
Every landlord must register themselves and each rental property.
-
Certain possession grounds will only be available to landlords who are registered.
-
The database will help local councils identify unregistered or non-compliant landlords.
This centralised system is intended to improve transparency and make enforcement more efficient.
Preparing for the Database
Start gathering your information now:
-
Landlord details
-
Property addresses
-
Gas, electrical, and EPC certificates
-
Deposit protection proof
-
Licensing information (where applicable)
Once registration opens, having this documentation ready will make compliance simple.
New Enforcement Powers and Penalties
The RRA gives local authorities significant new powers to investigate and enforce compliance.
What’s New
-
Councils can demand information and enter certain premises to investigate potential breaches.
-
Civil penalties can reach up to £7,000 for initial breaches and £40,000 for serious or repeat offences.
-
Rent Repayment Orders have been expanded and strengthened.
Local authorities are also being given better data and more resources to identify non-compliant landlords — meaning enforcement will become more proactive than ever before.
What Landlords Should Be Doing Now
-
Audit your portfolio — identify any properties that may fall short of the Decent Homes Standard.
-
Implement a repairs and maintenance log — demonstrate diligence before Awaab’s Law deadlines arrive.
-
Plan for ombudsman registration — keep an eye out for the launch date and budget for membership costs.
-
Prepare your database records — organise property details and certificates for quick registration.
-
Train your staff or agents — make sure they understand complaint-handling, repairs timelines, and fair treatment obligations.
Coming Up Tomorrow
In Day Four, we’ll shift focus to practical compliance — including what landlords and agents must do immediately when advertising, referencing, and managing tenants under the RRA.
Contact NetRent
Telephone: 01352 721300
Email: support@netrent.co.uk
Legal Disclaimer
NetRent does not provide legal advice. The content of this article represents our understanding of rental property law as of November 2025 and is intended for general informational purposes only. Landlords and tenants should seek independent legal or professional advice before taking action based on this material.