1 May 2026
Today, 1 May 2026, the new Renters’ Rights Act 2025 comes into effect. This bill marks significant changes to private renting, including protections designed to minimise precarity for tenants bearing the brunt of the housing crisis.
This bill is particularly important to Black, Asian, and minority ethnic communities, who are overrepresented in the private housing sector, and more likely than white counterparts to live in sub-par rented housing affected by overcrowding, damp, or energy inefficiency.
There are three parts of the legislation in particular that are worth paying close attention to, as key steps towards racial equity in the private rental sector: the abolition of section 21 ‘no fault’ evictions, prohibition of ‘no DSS’ and ‘no children’ listings, and the introduction of Awaab’s Law.
1. Abolition of Section 21 ‘No Fault’ evictions
From today, private landlords can no longer give section 21 notices – often referred to as ‘no fault’ eviction notices. Instead, landlords must now serve a legitimate section 8 notice, clearly stating the grounds for eviction. This is a step towards eliminating racial inequality in the rental market. Black households have been significantly overrepresented among section 21 notice recipients, making up 9.9% of all recipients between 2021 and 2024 despite accounting for only 4% of private renters in England and Wales.
We welcome the abolition of ‘no fault’ evictions as clear progress towards a more equitable rental market, providing tenants with greater protections from the insecurity and threat of homelessness associated with section 21.
2. Prohibiting ‘No DSS’ and ‘No Children’
The Renters’ Rights Act 2025 prohibits landlords or agents from discriminating against current or prospective tenants on the basis of receiving benefits (formerly administered by the Department of Social Security, hence ‘No DSS’), or because they have children.
These measures work to address forms of discrimination that disproportionately affect Black, Asian, and minority ethnic households, while also encouraging a greater degree of transparency in the rental market.
While we welcome this step forward, its effectiveness will depend on robust enforcement alongside a continued commitment to challenging the racial discrimination that remains prevalent across the sector.
3. ‘Awaab’s Law’ and Decent Homes Standard
Through the Renters’ Rights Act 2025, Awaab’s Law is being extended to the private rental sector, following its introduction for social housing landlords in October 2025. The legislation aims to address poor-quality housing conditions, particularly damp and mould, which disproportionately affect racialised communities.
Extending these protections to the private rental sector is a crucial milestone in tackling racial disparities in housing and advancing housing justice, particularly given that homes in this sector are less likely to meet the Decent Homes Standard. We welcome the extension of Awaab’s Law and urge the Government to guarantee sufficient funding for the enforcement, ensuring that these new protections are robust, meaningful and durable.
Jabeer Butt OBE
For media enquiries, please contact Lauren Golding, Communications and Public Affairs Manager at comms@racefound.org.uk
