This Update includes the following:
Countdown to the implementation of the Renters’ Rights Act
From 1 May 2026 the Renters’ Rights Act 2026 introduces the most significant overhaul of the private rented sector on over 30 years. The Act introduces stronger protections for tenants, abolishing fixed term assured shorthold tenancies in favour of periodic tenancies offering greater security, flexibility and protections. Landlords face stricter rules around evictions, rent increases and property standards.
Existing tenancies will automatically convert to periodic tenancies on 1 May 2026. At the same time Section 21 notices will be abolished requiring landlords to rely on valid Section 8 grounds for possession i.e. the property is required for immediate landlord or family occupation as a principal home; sale of the property; serious or repeated rent arrears; or anti-social behaviour. However, Section 21 notices served before 1 May can continue under the previous rules until possession proceedings conclude.
Enforcing the new arrangements will fall principally to local authorities with new powers for councils including:
- A duty to enforce the new rules.
- Imposing higher fines (up to £40,000) where landlords seriously or repeatedly break the law.
- Rent Repayment Orders up from one year’s worth of rent to two years where the landlord has not followed the rules.
- Expanded investigatory powers e.g. entering the premises without having to give prior notice to landlords and power to access information held by third parties such as banks and accountants.
Additional funding totalling around £60million is being provided by government to councils across England to cover the costs associated with these new enforcement powers.
CWAG Consultation Response – Housing Ombudsman Business Plan 2026/27
The Housing Ombudsman recently consulted on its 2026/27 Business Plan. In our response, CWAG raised a number of concerns relating to the scale and timing of fee increases and impact on the sector. We also raised concerns about the way the fee consultation was conducted and the need to evidence measures to control costs and allow effective scrutiny and feedback in future. The Housing Ombudsman has now published its consultation response which recognises many of the concerns we raised and includes a phased increase in fees which will reduce from £9.64 per property in 2026 /27 (as against the £10.56 originally proposed).
You can read both the CWAG consultation response and the Housing Ombudsman’s recently published statement below.
Government Publications and Announcements
New RSH Chief Executive Appointed
The Regulator of Social Housing has appointed Jonathan Walters as the new Chief Executive. He succeeds Fiona MacGregor who is due to step down at the end of April. Jonathan is currently Deputy Chief Executive at the RSH.
Revised Right to Buy Guidance
MHCLG has updated the guidance on the RTB scheme setting out the latest information and good practice on operating the Right to Buy scheme for both councils and tenants. The guidance on retained RTB receipts has also been updated.
Council Tax changes to protect vulnerable households
MHCLG has published the outcome of the consultation Modernising and improving the administration of council tax which includes proposed reforms and a wider package of support for vulnerable households and those facing enforcement action. Under the current system, missing one monthly payment can leave people liable to pay the entire outstanding sum in a single payment just two weeks later. Proposed changes from next year will give households 63 days, roughly two months, to settle their bill. Councils will also be required to work with affected households on a sustainable repayment plans.
Homes England launches National Housing Bank
Launched on 1st April 2026, the National Housing Bank is a new government public finance institution tasked with accelerating the delivery of new homes and enabling the regeneration across England. The institution is backed by the UK government with access to up to £16 billion loan finance, which will be available for projects with house builders, developers, investors and registered providers.
The bank is a subsidiary of Homes England; with plans to support the delivery of more than 500,000 homes and a raft of major regeneration and mixed-use schemes, alongside unlocking more than £53 billion of private investment over the next ten years.
Housing Ombudsman Publications
Housing Ombudsman has published two reports in the ‘learning from severe maladministration series.
One report focusses on the use and importance of apologies as a remedy, highlighting the growing use of apology as part of the resolution of Ombudsman cases, with the service typically ordering around 4000 apologies each year. The report highlights the power of genuine apologies to restore trust between landlords and tenants where things have gone wrong. Meaningful and empathetic apologies also foster important behavioural and cultural change at little financial cost. The Ombudsman has also published separate apologies guidance setting out what makes a good apology and how best to approach an apology whether in writing or in person. There is also an apologies checklist.
The second report reviews recent casework involving hazards, and the relationship between multiple hazards, that is often a feature in these cases. The report highlights a series of examples involving different HHSRS hazards and the issues involved, as such it is particularly relevant ahead of the introduction of phase 2 of Awaab’s Law later this year. The report calls for a focus on ‘early warning signs’ as well as making good use of void periods to proactively tackle problem issues.
Other Publications
“Supported Housing: The Missing Link in Social Care Reform – A Call to Action” – Cornwall Council
This report is based on a panel discussion at the National Children and Adult Social Care Conference (NCASC).
The report makes the case that if supported housing is to be sustainable, person centred and preventative, it must be treated as core social infrastructure – not a peripheral housing issue. It calls on Government to place supported housing at the heart of social care reform, with a clear plan for sufficient specialist and supported provision embedded in national housing policy, housing strategies and planning guidance alongside appropriate funding mechanisms that give councils the means and providers the long-term certainty to invest at scale. To live well, people need safe, stable homes with the right support at the right time: “Being stable, warm and supported is 80% of what enables a good life. Good outcomes rely on good housing and accommodation.” Hugh Evans – Executive Director of Adults and Communities, Bristol City Council
Build Up Not Trickle Down – The case for Need-Led Housing Policy – Shelter (February 2026)
Successive governments have pursued trickle down approaches to housing delivery relying on policies to increase the supply of newbuild homes for private sale and rent in the hope that wealthier households buying newly built homes at the top of the market will free up supply lower down the chain for lower income families. This paper argues that housing policy focused on market demand linked to trickle down policies will not address the current housing emergency as it only responds to people who with the resources to buy or rent in an increasingly unaffordable private market. An alternative needs-led housing model that delivers genuinely affordable homes is required. This would address loopholes in the planning system that mean developments too often fail to include social homes and improve the affordability of homes for those in the greatest housing need.