As festivities draw nearer and we head towards the end of the year, we inevitably find ourselves reflecting on all that has unfolded over the last 12 months. In the world of housing regulation, 2025 has certainly been a year of considerable development and change for both the social and private rented sectors. 

For social housing, wheels were set in motion early in January, continuing right through to November: 

• The Ministry of Housing, Communities and Local Government (MHCLG) held a public consultation inviting views on how Awaab’s law might be applied in relation to timescales for repairs. This ran from January until March, with the government publishing its response to the findings in June, alongside the publication of draft regulations that same month.  

  
  

• Another two consultations by MHCLG from July to September were held, one looking at a potential expansion of the minimum energy efficiency standards (MEES) to social housing (it currently applies only to the private rented sector) and the other at possible updates to the Decent Home Standard (DHS).  

  
  

• Updates and amendments to the electrical safety regulations were approved by Parliament on 23 September, which extended these requirements to now apply to the social rented sector, as well as bringing in additional new requirements for social landlords in relation to electrical equipment provided as part of a tenancy. 

  
  

• The finalised regulations providing the details for Awaab’s law were approved by Parliament also on 23 September, with the first phase (for significant damp and mould hazards and all emergency hazards) taking effect shortly afterwards on 27 October.  

  
  

• Finally, the updated and amended Electrical Safety Standard regulations came into force for social housing on 1 November for existing tenancies.   

For the private rented sector, while it may not look like quite as much has happened on paper, in reality, major changes have occurred: 

• The public consultation around the DHS, as mentioned above and running from July to September, was also relevant for the PRS, with part of the consultation focussed on its possible extension to the private sector.  

  
  

• The Renters’ Rights Bill received royal assent to become an act on 27 October 2025. While only a single piece of legislation, it could be described as one of the most noteworthy pieces of regulation for quite some time, representing a seismic shift in the sector. 

  
  

• And despite the end of year being almost upon us, a number of the duties and powers within the Renters’ Rights Act, including those relevant for local authority investigations and enforcement, come into effect from 27 December. 

  
  

Looking ahead to 2026, more changes are on the cards: 

• The Electrical Safety Regulations come into force for all remaining tenancies in the social rented sector from 26 May 2026. 

  
  

• The responses from government to the MEES and DHS consultations that ended in September have yet to be published. These are expected in the early part of the year and will be worth reading closely when they are released.  

  
  

• The next part of the Renters’ Rights Act will come into force on 1 May 2026. Further implementation will follow later in the year with the introduction of the landlord database and landlord ombudsman (Phase 2 of the government’s implementation road map).  

  
  

• The Renters’ Rights Act also brought in, under Part 1, section 60 and Part 3, the provisions that commit Awaab’s law and the DHS to be extended to the private rented sector through secondary regulations. As of yet, there is no confirmed commencement date for either of these parts (as the aforementioned secondary regulations are needed), but the government’s response to the DHS consultation carried out earlier this year will be particularly interesting to read, bearing this in mind.  As for extending of Awaab’s law to the PRS, there is likely to be further public consultation through this coming year on its application, with industry and government monitoring how its current implementation is going in the social rented sector.  

  
  

• Following the review of the Housing Health and Safety Rating System (HHSRS), led by housing experts at RHE Global, MHCLG has confirmed its intention to proceed with formal due process and implement the new HHSRS regulations and guidance for England. It is expected that the new regulations will be introduced to Parliament in the first part of the year, with their full implementation several months later, allowing time for local authorities, landlords, housing professionals and other stakeholders to adapt to the revised framework, update procedures and ensure compliance.  

It certainly looks like 2026 will be another busy year in the world of housing regulation, with much to keep track of across all sectors.