Renters Rights Act – Implementation and Timescales

The Renter’s Rights Act 2025 has now completed its passage through Parliament and received Royal Assent. This legislation aims to deliver a series of important reforms to the Private Rented Sector (PRS) in England. The Government has published a roadmap setting out the timeline and arrangements for implementing the measures set out in the legislation. There are different implementation phases as follows:

Phase 1 –  will come into effect on 1 May 2026:

• Abolition of Section 21 ‘no fault’ evictions – landlords in the PRS will no longer be able to use Section 21 of the Housing Act 1988 to evict their tenants.

• Introduction of Assured Periodic Tenancies for new and existing tenancies in the PRS. This will effectively bring an end to fixed term tenancies, and allow tenants to remain in a rented property for as long as they want, or until the landlord serves a valid Section 8 Notice. Tenants will be able to give two months’ notice to end a tenancy.

• Reformed possession grounds come into effect to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in serious persistent rent arrears.

• Stronger protections against unfair rent increases. Rent increases will be limited to once per year in the PRS, with a requirement to give at least two months’ notice before the increase is due to take effect.

• Ban on rental bidding and payment of more than one month’s rent in advance.

• It will be illegal to discriminate against renters who have children or are in receipt of benefits. This includes withholding information about a property (including its availability), stopping someone from viewing it, or refusing to grant a tenancy.

• Landlords in the PRS will be required to consider tenant requests to rent with a pet, with a requirement to respond to requests within 28 days, including a valid reason for refusal.

• Strengthened local council enforcement & rent repayment orders

Phase 2 – will apply from late 2026:

• Introduction of a Database for PRS landlords including mandatory landlord registration and payment of an annual fee.
• A PRS Landlord Ombudsman will be set up following the introduction of the Database. This will be funded by landlords and membership will be mandatory. The Ombudsman rollout will take place in stages:
  •   Stage 1: Scheme administrator appointed (12–18 months before implementation)
  •  Stage 2: Landlords required to join (expected by 2028)
• Abolition of section 21 for the social rented sector.

Phase 3 – will apply from 2027 and subject to further consultations:

• Introduction of the Decent Homes Standard (DHS) in PRS.

• Further powers for local authorities to take enforcement action if DHS not met.

• Requirements for PRS properties to meet EPC C or equivalent by 2030 (subject to exemptions).

• Implementation of the review of the Housing Health and Safety Rating System (HHSRS).

• Extension of Awaab’s Law to PRS.

Funding for councils

Local housing authorities will receive an additional £18.2 million in 2025/26, to fund familiarisation and preparation costs and staff recruitment. Funding allocations will be based on the number of private rented sector properties in each local authority area using 2021 census data. New burdens funding allocation for 2026/27 will be confirmed in early 2026.

Enforcement

New investigatory powers will come into effect giving local councils a stronger ability to inspect properties, demand documents, access third-party data and enforce housing standards more effectively. These new powers will  come into effect on 27 December 2025.

Support

MHCLG is signposting support via ‘Operation Jigsaw’ a cross-local council initiative funded by MHCLG to deliver a programme of training, webinars and resources to help local council officers understand their new responsibilities and be ready to enforce them.

MHCLG has also written to all local authority chief executive regarding implementation arrangements.

Links to guidance documents:

Launch of Social and Affordable Homes Programme

Homes England has published a policy statement and guidance setting out changes to their approach in the new Social and Affordable Homes programme (SAHP) 2026 -2036. This includes several new features and flexibilities designed to support the delivery of the Government’s 1.5 million homes target.

Headlines

• A key priority is to maximise the supply of Social Rent homes, with a target to deliver at least 60% of the homes under the programme as Social Rent. The remainder will be available for other tenures including Shared Ownership and Affordable Rent (and Intermediate Rent in London).

• Numerical targets and standard grant rates for different programmes and types of housing will be replaced by a more flexible approach to ensure that the properties built reflect priority need, including property types and locations where it is more expensive to build.

• Standard grant rates are to be replaced by a value for money assessment of bids based on their particular circumstances and the minimum grant necessary to meet the gap between the cost of building and the funds that can be raised by providers.

• SAHP funding will be available for estate regeneration projects, providing a funding route for older housing reaching the end of its life.

• The programme will allow for a limited number of acquisitions, specifically allowing councils to quickly increase stock in response to local pressures, for example, high levels of homelessness and temporary accommodation usage.

• £5.5 million in revenue funding is available through the Council Housebuilding Support Fund to build capacity in councils and increase their rate of housing delivery.

• Changes to the funding rules will enable the combination of different income streams into new housing investments. For example, from 2026 to 2027, councils will be able to combine Right to Buy receipts with grant from the Social and Affordable Homes Programme. No limit will be placed on the level of Right to Buy receipts that can be used and the option to mix receipts with grant aims to increase the viability of councils’ bids.

• £2.5 billion of low-interest loans will be available to private registered providers over four years (2026-2030) to support the delivery of new social and affordable housing. Loans will be administered by the National Housing Bank and the GLA and awarded through a bidding process closely aligned with the SAHP.

• The Government is strengthening expectations on providers to work with local authorities to ensure homes built under the SAHP are allocated to those most in need. For homes funded under the programme there is an expectation that 100% of first lettings will subject to local authority nomination rights.

Bidding Arrangements

The programme is expected to open for bidding in February 2026 with several bidding route options available:

Strategic Partnerships (SP)

Multi-year funding agreements available to some larger providers to support pipeline of affordable homes at scale.

Continuous Market Engagement (CME)

A flexible route for providers to bid for funding on a scheme-by-scheme basis, assessed on value for money, deliverability, and local need – ideal for smaller or one-off developments.

Continuous Market Engagement ‘portfolio’ approach

An alternative approach to bidding that combines some features of Strategic Partnership working with a smaller portfolio of schemes. This option allows bidding across several sites at once with value for money assessed across a portfolio of schemes. This route is expected to be particularly suitable for council build programmes.

Devolution Opportunities

• Mayors outside of London will be given greater influence over the SAHP with Established Mayoral Strategic Authorities (EMSAs) able to prioritise a proportion of the programme in their areas. The total indicative level of spend in EMSA areas is £7 billion, to be split across 6 regions.

Recent Publications

RSH Sector Risk Profile – November 2025

The RSH Risk Profile is produced annually to highlight the main risks currently facing the social rented sector and how these can be mitigated. This year the risk profile highlights ongoing challenges around the quality of existing homes including damp and mould, fire safety, and preparing for the outcome of the revised Decent Homes Standard review. There are also wider economic and financial challenges facing organisations. The RSH highlights the importance of good governance to navigate these challenges along with data integrity and proactive compliance with regulatory requirements.

Housing Ombudsman Reports (November 2025)

The latest report in the learning from severe maladministration series focusses on complex cases involving leaks where landlords ineffective oversight of works hindered resolution. It also examines how gaining access to other properties, whether leaseholder or tenant, can complicate resolution of this type of complaint. The Housing Ombudsman has also published the outcomes of three wider orders relating to casework where decants and temporary moves have been poorly handled.

The Homelessness Monitor: England 2025 – Crisis (November 2025)

This report undertaken by researchers at Heriot-Watt University on behalf of Crisis is a longitudinal study providing an independent analysis of the homelessness impacts of recent economic and policy developments in the UK.

 Government  Publications

Local Government Re-organisation

MHCLG has published an updated collection of policy papers, correspondence and updates relating to the current position on local government re-organisation. This includes a written ministerial statement made to Parliament about launch of statutory consultations on proposals made by councils in 6 areas.

Round 4 of the Local Authority Housing Fund (LAHF)

An additional £950 million LAHF allocation has been announced for local authorities. The funding will enable the procurement of better quality temporary accommodation, including for the hardest to house on the Afghan Resettlement Programme (ARP).

Fair Funding Review

The Government has published its response to its Fair Funding consultation, which will see a redistribution of local government funding. Changes in the funding formula aim to ensure that by 2028 funding will be aligned with need and deprivation, and properly account for areas’ ability to raise resources locally. As a result of these changes, the 10% most deprived authorities will see a significant increase in their Core Spending Power per head compared to the least deprived. Changes will be phases through a multi-year settlement and transitional arrangements to allow time to adjust.

Housing Supply Statistics

MHCLG has published the annual housing supply statistics 2024/25 for England. There were 208,600 net additional dwellings in 2024-25, a 6% decrease on 2023-24. This resulted from 190,600 new build homes, 17,710 gains from change of use between non-domestic and residential, 3,850 from conversions between houses and flats and 1,080 other gains (caravans, house boats, etc), offset by 4,630 demolitions.

The dataset also includes an estimate of 275,600 net additional homes have been delivered in England between the start of Parliament, on 9 July 2024, and 9 November 2025.

Meetings and Events

CWAG Inspection Feedback Meeting  – Wednesday 14^th January 2026 (10.00 – 11.30)  Teams

Several CWAG members that have recently been through an RSH Inspection and have kindly agreed to give feedback to other CWAG members on their experience and share their views and learning around the process.

The meeting will be a panel type discussion with representatives from councils that have been inspected recently. The event will be restricted to CWAG members and cover key questions and issues for those yet to go through the experience of inspection. It will be particularly useful to discuss inspection issues where the council has an ALMO.

To book places please contact the CWAG Policy Officer.

LGA & NFA Webinar – Competence and Conduct Standard for Social Housing  – Tuesday 2 December 2025 (2.30pm – 3.45pm)

The LGA and NFA are hosting a joint webinar on the new Competence and Conduct Standard for social housing. This engagement session will explore the practicalities of the requirements set out in the new standard. It will include a presentation from MHCLG on the direction for the standard, a spotlight presentation from Derby Homes on how they are preparing, and a Q&A session. Feedback and questions for the Regulator of Social Housing will be collected and shared with them.

Register for this webinar here.

Following last month’s cabinet reshuffle – a recap on ‘Who’s Who’ at MHCLG:

Steve Reed MP: Secretary of State
Moving from the Department of Environment, Food and Rural Affairs, Steve Reed MP has been quick to reinforce the government’s housebuilding ambitions pledging to ‘build baby build’ and “do whatever it takes to get Britain building”. He used the Labour Party Conference to announce that work on three new towns in Bedfordshire, Leeds and North London will begin before the next general election.

The new Secretary of State has a strong background in local government as a former leader of Lambeth Council and deputy chairman of the Local Government Association.

Alison McGovern MP: Minister of State (Local Government and Homelessness)
Moving from the Department of Work and Pensions to a newly configured ministerial brief that combines local government finance with homelessness and rough sleeping: supported housing and domestic abuse: resettlement and local government reorganisation.

Miatta Fahnbulleh MP: Parliamentary Under Secretary of State
(Minister for Devolution, Faith, and Communities):
Miatta Fahnbulleh MP is part of the 2024 Parliamentary intake, she is moving from the Department for Energy Security and Net Zero (DESNZ), Her background is in policy and research including as Head of Cities in the policy unit at the Cabinet Office. As Minister for Devolution, Faith, and Communities her role includes English Devolution, Mayoral Combined Authorities and pan-regional bodies, local and regional investment, and growth as well as communities and social cohesion.

Samantha Dixon MBE MP: Parliamentary Under Secretary of State
(Minister for Building Safety, Fire and Democracy)
Previously a Government Whip, Samantha Dixon MP has moved to MHCLG with a brief that combines building safety regulations, fire policy, and operations, overseeing the Grenfell Enquiry, Building Safety Regulator, and remediation programmes. Also within her remit are elections policy, net zero and energy efficiency policy, resilience, recovery, and emergencies.

Matthew Pennycook MP: Minister of State (Minister for Housing and Planning)
Offering an element of stability, Matthew Pennycook MP emerged unscathed from the reshuffle and remains in his existing role role as housing minister, focusing on housing delivery, social housing quality and planning reform.

Baroness Taylor of Stevenage: Parliamentary Under-Secretary of State
(Lords Minister for Housing and Local Government)
Appointed in July 2024 and also surviving the reshuffle, Baroness Taylor of Stevenage is the government spokesperson on housing, planning and local government in the House of Lords.

Research Findings – No Access / Preparations for Awaab’s Law – 19th November (10.00 – 11.30) – Teams

The NFA is hosting a webinar on 19 November (10-11.30) to share the findings from the HQN-authored research into No Access and preparations for Awaab’s Law in the local authority sector. This research has been jointly commissioned by the NFA, CWAG, CIH, LGA and ARCH and covers the whole local authority housing sector. Please save the date – further information and how to book places will be circulated shortly.

ADoH Bitesize Webinars

The newly formed Association of Directors’ of Housing Group is hosting a series of one hour webinars on a range of topics. ADoH has confirmed that CWAG members are welcome to attend the webinars listed below. Follow the links to register. Please note you will need to register using your council email address.

• 13 November 2025: Supporting Local Authority Readiness for Renters’ Rights Reforms. Alison Farrar from the  government funded Jigsaw team will tell delegates about the team, how they plan to help local authorities prepare for Renters’ Rights implementation and provide an update on upcoming training events and ongoing support for authorities.
• 9 December 2025: State of the nation: HRA finance and business planning. Join Steve Partridge from Savills as he explores the current landscape for council landlords navigating the complexities of Housing Revenue Account (HRA) finance and long-term business planning. This bite-size session will unpack the key challenges and opportunities facing local authorities as they update their HRA business plans.

Homelessness Funding Announcement
On 9th October the government announced that an additional £84million will be available this winter to help prevent homelessness with a particular focus on on providing help for families with children and those in temporary accommodation.  £84 million injection to tackle homelessness

Awaab’s Law and Electrical Safety Regulations
The regulations for both Awaab’s Law and Electrical Safety have now passed both houses of Parliament and been through the required sign off process. The regulations will therefore come into force as planned on the specified dates.

New Towns Taskforce Report
On  28th September MHCLG published the New Towns Taskforce: Report to government  which includes recommendations for 12 potential new town locations. The government also announced plans to fast track three named new towns before the end of this Parliament.

Awaab’s Law Casework
The Housing Ombudsman now has a dedicated page on its website sharing latest casework and learning on complaints about housing hazards related to Awaab’s Law. View webpage

Learning from Severe Maladministration Report – September 2025
The Housing Ombudsman has published its latest report in the learning from severe maladministration series. This report features seven landlords and focuses on complaints about subsidence, adaptations, and rent accounts.  These complaints are often overlooked but can have significant impacts on residents’ lives. The report emphasizes the need for landlords to have effective policies and procedures in place to manage these issues. It also stresses the need for clear communication and regular updates to residents to prevent misunderstandings and ensure satisfaction. Download Report

Special Investigation Report Lewisham Council October 2025
The report focuses on the handling of complaints, repairs and serious hazards. Download Report

Regulatory Casework Review 2025
In September the RSH published its latest Regulatory Casework Review which examines key themes from regulatory activities over the past year covering governance, financial viability and consumer standards. Areas highlighted this year tenant safety, maintenance of accurate and comprehensive data on both homes and tenants to inform decision making, ensuring effective tenant engagement is incorporated into decision making. Download Report

Latest Regulatory Judgements
Inspection outcomes have been published for 4 councils, Eastbourne Borough Council (C2), Cambridge City Council (C2), Lewes District Council (C2), Canterbury City Council (C3).

Other Publications

There have been a significant number of recent reports analysing the prospects for achieving the governments objective of building 1.5 million new homes within this Parliament including:

• The Housing Forum published its annual review of the Roadmap to 1.5 million homes 1.5M New Homes: The Local Government Challenge. This highlights the 10 obstacles councils face in delivering new homes and the potential solutions being tried on the ground.
• The Chartered Institute of Building (CIOB) published Capacity Constraints in construction: rethinking the business environment , a report which explores the construction industry’s capacity to meet demand for new homes and infrastructure in the UK.
• The Home Builders Federation (HBF) published Planning for Small Sites  which highlights the challenges faced by SME builders in the UK.
• Zoopla has published a short report The viability Gap which highlights that building homes is not currently financially viable across 48% of the country.
• The Housing Forum has published a report Breaking Barriers: Collaborative Solutions to Housing Delivery highlighting practical steps to unlocking housing delivery.
• The Resolution Foundation Quarter 3 Housing Outlook Report discusses the prospects of achieving 1.5 million homes over the Parliament.
• The Home Builders Federation has also compiled a report on Section 106 agreements and unspent developer contributions in England and Wales

CWAG consultation response – How to implement social rent convergence

CWAG and the NFA have submitted a joint response to the government’s consultation on how to achieve rental convergence. Our response supports the proposal for a £2 per week additional rent increase that will achieve convergence for most landlords within the 10-year timeframe of the current rental settlement. The consultation response was supported by analysis from Savills which modelled the impact of different convergence scenarios on HRAs at a national level.

The response highlights that although extremely welcome, the long-term rent settlement and convergence will not fund everything that the government wants to see the sector deliver and additional resources will be required for new development and any new requirements arising from the proposals in respect of changes to the Decent Homes Standards, energy efficiency requirements and the long-term decarbonisation of homes.

Research Project – ‘No Access’ and Preparing for Awaab’s Law 

CWAG has linked up with the National Federation of ALMOs, Local Government Association, Chartered Institute of Housing, Association of Retained Council Housing and Councils with ALMOs Group to commission research project which is in two distinct parts:

i) No Access Research

Levels of ‘no access’ have become a growing issue for social landlords in recent years and are under increasing focus due to the new regulatory and legislative environment (particularly requirements around knowing your homes, building safety requirements, and Awaab’s Law). There has been limited work done on best practice and innovation in this area, which this research seeks to address.

This element of the research will explore the challenges and best practice around ‘no access’ to help inform guidance to improve service delivery and identify what works (and what doesn’t work).

ii) Preparations for Awaab’s Law

The researchers will also undertake a review preparations for Awaab’s Law across the local authority sector to better understand the nature and scale of outstanding challenges as well as to identify and share good practice.

Progress and Methodology

Following a procurement exercise, the Housing Quality Network (HQN) have been selected to undertake the research.

To provide background and context material for the research, all council landlords have been asked to complete two surveys by 19^th September 2025. Details of these have been sent directly to lead contacts in both the council and the ALMO. A single return has been requested from each landlord.

HQN is also arranging a number of focus groups to explore both no access and preparations for Awaab’s Law from different perspectives, both tenants and housing practitioners. A timetable showing the different focus groups and how to book places is available here.

Wolverhampton Council to pilot new scheme to accelerate council house building

Homes England has chosen City of Wolverhampton Council as the first local authority in the country to pilot the delivery of a new Affordable Homes Programme.

Aimed at accelerating the delivery of new council homes, the scheme will provide access to a dedicated Government funding portfolio of around £19.7 million, enabling the council to start works over the next 2 years on delivering 200 homes across 11 sites in the city.

The homes will see a mixture of 1, 2, 3 and 4 bedroom houses, flats and bungalows for affordable and social rent. The proposal also includes 67 bungalows – all adaptable, and some wheelchair adapted in response to identified local need from residents.

The scheme will see council housing developed on new sites and existing homes that have poor thermal efficiency and are of poor quality or non-traditional construction will be replaced. Replacing these homes will have a significant impact on the health and wellbeing of local communities.

City of Wolverhampton Council Deputy Leader and Cabinet Member for City Housing, Councillor Steve Evans, said: “This additional financial certainty will allow us to accelerate the future delivery of affordable housing provision in the city. This pilot will deliver new homes that will mean residents and the wider community benefit from improved health outcomes, lifestyle and sustainability.”

Shahi Islam, Director of Affordable Housing Grants at Homes England, said: “As the Government’s housing and regeneration agency, increasing the supply of quality affordable homes remains one of our key objectives. We’re committed to supporting Wolverhampton City Council to achieve their ambitions through this innovative pilot scheme ahead of the new Affordable Homes Programme.”

 Government  Publications

Right to Buy Sales and Replacements in England April 2024 – March 2025

MHCLG has published outturn information on the Right to Buy programme in 2024-25. In this period, local authorities reported 7,494 eligible sales, an increase of 7% compared to 2023-24. These sales generated receipts totalling £798 million, an average receipt per dwelling was £106,500. In 2024-25 there were 3,593 replacements funded through receipts from earlier eligible sales.

Latest Homelessness Statistics

MHCLG has published the latest quarterly statistics on statutory homelessness in England (January-March 2025). This shows an 11.8% increase in households in temporary accommodation. The number of households with children in B&B style temporary accommodation has seen a 30.1% decrease.

Also published are the latest quarterly Dashboards on Homelessness. For example, the H-CLIC Performance Dashboard is a high level summary of homelessness figures for each local authority in England showing performance across a handful of key measures allowing for comparison between authorities. Current data relates to January to March 2025.

 Delivering a data standard to support Awaab’s Law in social housing

MHCLG Digital has published a blog post with information about a new data product designed to help social landlords develop new systems to capture tenant specific vulnerabilities and other data requirements linked to the implementation of Awaab’s Law.

An in-person workshop introducing the system will take place in London on 12 September for housing associations and councils. Details on how to book workshop places are included in the blog post.

Round 10 of DESNZ Heat Networks Efficiency Scheme (HNES)

On 5 August DESNZ launched round 10 of the Heat Networks Efficiency Scheme which aims to support performance improvements to existing district heating or communal heating projects reducing carbon emissions and costs to consumers. Up to £2m of revenue grants are available across FY 23/24 and FY 25/25 for up to 100% of eligible project costs of Optimisation Studies. £75m of capital grants are also available covering up to 50% of eligible costs.

Application submission date – 19 September 2025.

 Other Publications

Housing Ombudsman – Complaints about Windows  (August 2025)

The Housing Ombudsman has published its latest ‘learning from ‘severe maladministration’ report which focuses on complaints about windows. This is a long report detailing 38 individual case examples, including multiple cases relating to some landlords.

The report highlights three key areas where landlords are failing:

• Not taking account of the composition and circumstances of the household. Failure to undertake risk assessments that make the connection between household circumstances and the condition of the property. The impact on children and occupants with health conditions in the household are often not factored into the landlord’s response.
• Landlords are routinely deferring window repairs as these are often more suited to major works programmes. Whilst recognising that replacing windows can be complex and costly for landlords, this is not a justification for leaving tenants for long periods with unsafe and defective windows, with potentially serious hazards left unmitigated. Landlords should assess the risks to residents’ safety before deciding not to replace windows outside of long-term major works schedules.
• The report highlights landlord obligations under the Housing Health and Safety Rating System (HHSRS) to actively address potential hazards, including interim mitigations where these are needed if works are delayed. Landlords should ensure timely and appropriate responsive repairs are carried out.

Building Beautiful Council Houses – Policy Exchange (August 2025)

The Policy Exchange has published a 35-Point Blueprint for a New Generation of council housing which calls for a return to the traditional social and design ideals that characterised earlier public housing programmes whilst also learning from the mistakes of the past.

 Diary Date – CWAG Annual General Meeting

This year the CWAG Annual General Meeting will be on Thursday 9^th October 2025 (10.00 -12.00). The meeting will take place over Teams. Please note the date in your diary.

At the AGM there will be a discussion around the future direction of the group. Our speakers are:

Jo Allchurch – the newly appointed Director of the Association of Directors of Housing (ADoH). Jo will give an overview of the plans being developed for ADoH and the potential for ADoH to provide representation for councils with ALMOs going forward.

Racheal Williamson, Director of Policy at the Chartered Institute of Housing. Jo will discuss planning for the implementation of the Competence and Conduct Standard.

The formal business of the AGM involves the election of representatives to the Executive as well as reviewing the operating arrangements, work-plan, and financial affairs of the group.