New Rules for Landlords in 2026: Section 21, Awaab's Law and EPC C

2026 has been the biggest year for landlord regulation in a decade. Three separate changes now affect how you can end a tenancy, how fast you must respond to damp and mould, and what condition your property needs to reach by the end of the decade. Here's what actually changed, in plain English, with what to do about each one.

The Renters' Rights Act 2025 came into force on 1 May 2026. Section 21 'no-fault' eviction notices no longer exist, and fixed-term assured shorthold tenancies can't be created for new lets: every tenancy is now periodic from the start. To end a tenancy, landlords must use a Section 8 notice with a valid ground, such as rent arrears, anti-social behaviour, or a genuine intention to sell or move in. A new national Private Rented Sector Database is also due to launch later in 2026.

Since 27 October 2025, Awaab's Law has applied to social housing, setting strict timescales for investigating and fixing damp and mould hazards. It doesn't yet formally bind private landlords, but the Renters' Rights Act 2025 allows it to be extended to private rented homes, and the government will consult on how and when. In practice, private landlords are already being judged against similar standards: the Housing Health and Safety Rating System already classifies damp and mould as a Category 1 hazard where it's a serious health risk, and local authorities already have the power to issue improvement notices, with civil penalties of up to £30,000 for landlords who don't act.

The practical takeaway is the same either way: build your own response process to the social housing timescales now (investigate within 10 working days, make safe within 5), so by the time Awaab's Law formally extends to the private sector, you're already compliant rather than scrambling.

All new privately rented tenancies in England must reach EPC band C by the end of 2030, with existing tenancies given until 2035. Fines run up to £30,000 per property for non-compliance, and a £10,000 spending cap limits what a landlord has to invest before an exemption becomes available. The methodology used to assess ratings is also changing: the new Home Energy Model replaces the current SAP system from October 2026, which means some properties' existing EPC ratings may shift once reassessed.

All three changes point the same direction: landlords need clean, dated evidence that obligations are being met, not just a belief that they are. That means gas safety and EICR certificates renewed on time, a documented response process for damp and mould reports, and an EPC action plan rather than waiting for 2030. Two related guides worth reading alongside this one: carpet and flooring condition at tenancy end, one of the most disputed areas of fair wear and tear, and landlord gas safety certificates (CP12), the annual check that has to happen regardless of any of the above.