Round up of housing law and news: April 2026

Legislation

The Renters' Rights Act comes into force, alongside amended tribunal rules.

Renters' Rights Act 2025

Phase 1 of the Renters' Rights Act comes into force on 1 May 2026.

Most existing assured shorthold tenancies automatically become assured periodic tenancies on 1 May 2026.

Private landlords can no longer serve section 21 notices and must start possession proceedings on any existing notices by 31 July 2026 at the latest.

The Act introduces new grounds for possession, new rules on rent increases, notices to quit, pets in private rented accommodation and more.

Find out about all the key changes now in force on Shelter Legal.

The Renters' Rights Act 2025.

Amended First-tier Tribunal rules

New regulations have been issued amending tribunal procedures to support the additional functions and applications introduced by the Renters’ Rights Act 2025.

(First‑tier Tribunal) (Property Chamber) (Amendment) Rules 2026 (SI 2026/391).

Case law

Equality arguments and unauthorised individuals conducting litigation under supervision.

Equality Act and mortgage possession claims

The High Court rejected arguments that a possession claim was unfair, an abuse of process, or barred by the Equality Act 2010 and upheld the lender's right to possession. It held that the lender had proved the mortgage default and contractual entitlement to possession.

The ruling confirmed that equality arguments cannot defeat a lawful mortgage possession claim without clear evidence of unlawful discrimination.

Fairbridge Capital Ltd v Patel [2026] EWHC 897 (KB).

Court of Appeal overturns Mazur ruling

The Court of Appeal overturned the Mazur judgment, confirming that unauthorised staff including paralegals, legal executives and trainee solicitors can lawfully conduct litigation under supervision.

Julia Mazur and another v Charles Russell Speechlys LLP, and others [2026] EWCA Civ 369.

News and guidance

Supported housing regulation, draft guidance on HHSRS enforcement and council tax reforms.

Giles Peaker

Sadly we must mark the loss of a giant of the housing law world, after Giles Peaker died earlier this month following a short illness.

Giles was best known for setting up Nearly Legal, the blog that made housing law interesting and accessible to non-experts, and the go-to source for insightful commentary and cases that are unreported elsewhere.

He was also a key architect of the fitness for habitation legislation which has genuinely transformed tenants’ lives and will continue to do so.

What shines through in the many tributes left on Nearly Legal is his intelligence, commitment, humour and kindness; his wry approach is irreplaceable. Giles’ impact on all our work was immense, and he leaves a huge void behind.

Draft HHSRS operating and enforcement guidance

The government published draft operating and enforcement guidance for the Housing Health and Safety Rating System (HHSRS), which will replace the 2006 guidance. It sets out how local authorities should identify hazards and take enforcement action, including use of civil penalties for category 1 hazards, and reflects changes made by the Renters’ Rights Act 2025.

Read the draft HHSRS guidance at Gov.uk.

Housing conditions in temporary accommodation

The Housing, Communities and Local Government Committee published a report on housing conditions in temporary accommodation. The report found that many households, including those with children, are living in poor and sometimes unsafe conditions. Issues include damp and mould, overcrowding, and lack of basic facilities.

The report calls for stronger protections including mandatory inspections of temporary accommodation, full application of Awaab’s Law and the Decent Homes Standard, and action to phase out the use of unsuitable shared and bed and breakfast accommodation for families.

Read the fifth report of session 2024-26 at Parliament.uk.

Council tax reforms to protect vulnerable households

The government announced changes to council tax enforcement to give households more time to pay after missing a payment and to reduce aggressive collection practices. Reforms include allowing two months before enforcement action, moving to 12 monthly instalments by default, and capping liability order costs at £100.

Read the press release on council tax reform at Gov.uk.

£60 million funding for enforcement

The government confirmed a further £41 million in funding for local authorities in England to support enforcement of the Renters’ Rights Act 2025. This brings total funding for councils to £60 million, ahead of the Act coming into force on 1 May 2026.

The funding will support councils to enforce new duties and powers, including banning rental bidding wars and discrimination against tenants with children or those receiving benefits. It will also support the use of higher civil penalties of up to £40,000 and extended rent repayment orders of up to two years’ rent.

Read the press release on funding enforcement at Gov.uk.

Response to supported housing regulation consultation

The government published its response on regulating supported housing. A mandatory local authority licensing regime will be introduced for most supported housing in England where residents can claim housing benefit. Providers will need to be licensed and meet new National Supported Housing Standards.

The government confirmed it will link housing benefit to licensing and standards and only be payable where provision is licensed (or exempt) and the resident’s need for care, support or supervision is genuinely met.

Read the government's full response at Gov.uk.

Data and trends

Increase in UK house prices and improvement in the energy efficiency of new homes.

Statistics on statutory homelessness in England

MHCLG published the statutory homelessness statistics for October to December 2025. The statistics show an increase in the number of households with children in temporary accommodation to 85,800. Key findings include:

• 84,250 households had an initial homelessness assessment

• 16,290 households were owed a main housing duty

• 134,210 households were living in temporary accommodation

Read the statutory homelessness statistics for October to December 2025 at Gov.uk.

UK house prices

HM Land Registry have published the latest house price index statistics for January 2026. The data shows a small increase in annual house price growth across the UK. Key findings include:

• the average house price in England was £290,000

• annual house price inflation in England was 1.1%

• London recorded a fall in prices of 1.7% over the year

Read the UK House Price Index for January 2026 at Gov.uk.

Energy efficiency certificates and housing energy performance

MHCLG have published the latest statistics on Energy Performance Certificates for January to March 2026. The data shows a fall in overall EPC activity but an improvement in the energy efficiency of new homes. Key findings include:

• around 460,000 certificates were submitted to the register

• 87% of new dwellings received an A or B rating

• existing homes were most commonly rated C or D

Read the official EPC statistics at Gov.uk.