Feel at home: Linda Cobb OBE, on the Renters' Rights Act 2025
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Summary
The Renters Rights Act 2025 came into force on 1 May 2026. It is the biggest overhaul of the private rented sector in over thirty years. For Black and African heritage communities, who are disproportionately renting privately, receiving eviction notices, and living in poor conditions, it matters more than for almost any other group in the country.
This week, we sit down with Linda Cobb OBE, Principal Manager of DASH Services at Derby City Council and a member of the government working group that helped shape this legislation, to explain what changed, what rights renters now have, and what the Act means for community members who are also landlords.
Key resources for renters
Shelter free housing advice helpline: 0808 800 4444Citizens Advice: citizensadvice.org.ukDASH Services: dashservices.org.ukOfficial Renters Rights Act tenant guidance: https://housinghub.campaign.gov.uk/private-renting-is-changing/First-tier Tribunal (to challenge rent increases): https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamberDeposit protection schemes: https://www.gov.uk/tenancy-deposit-protection
Key resources for landlords
Official Renters Rights Act landlord guidance: https://housinghub.campaign.gov.uk/renting-is-changing/DASH landlord accreditation: dashservices.org.ukNational Residential Landlords Association: nrla.org.ukSection 8 possession grounds: https://www.gov.uk/evicting-tenants
Your new rights from 1 May 2026 at a glance
You cannot be evicted without a legal reason.Your landlord cannot refuse you because you receive benefits or have children.Your landlord cannot demand more than one month’s rent upfront.Rent can only increase once in any twelve-month period, with two months’ written notice.You can challenge a rent increase at the First-tier Tribunal.Your landlord must address damp and mould.You have the right to request a pet. Your landlord must respond within 28 days.
If you are a landlord: five things to do now
Stop using fixed-term tenancy agreements.Protect your tenant’s deposit in a government-approved scheme.Give every existing tenant the official Renters Rights Act Information Sheet.Plan for PRS Database registration from late 2026. Without registration, you cannot legally seek possession.If you need to end a tenancy, use a proper Section 8 notice. Seek legal advice.
Awaab’s Law consultation
https://www.gov.uk/government/consultations/extending-awaabs-law-to-private-rented-tenancies-and-to-licences/extending-awaabs-law-to-private-rented-tenancies-and-to-licences
Chapters
00:00 Welcome: Renting Is Changing
02:06 Why the Renters’ Rights Act Matters
05:21 Section 21 Is Ending
07:07 New Rules on Rent and Tenancies
10:04 Tackling Discrimination in Renting
11:56 What Landlords Can Still Do
16:08 Rent Increases and Tenant Challenges
17:53 Damp, Mould, and Housing Standards
25:01 Informal Lets and Written Agreements
29:23 Key Advice for Tenants
37:12 What Landlords Need to Know
43:09 Final Takeaways
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