Renters' Rights Act 2025 and Asbestos: What Every UK Landlord Needs to Know
What the Act Changes for Landlords with Asbestos
The Renters' Rights Act 2025 does not introduce a new asbestos-specific duty in the Phase 1 reforms. Existing housing-safety, repair and asbestos-management rules continue to govern asbestos according to the property and the responsible person's role. Future private-rented-sector Decent Homes and Awaab's Law measures are not yet in force as of 14 September 2026.
Asbestos can be assessed as a hazard under the Housing Health and Safety Rating System (HHSRS), and existing local-authority housing-safety powers remain relevant in the private rented sector. Whether a particular asbestos situation is a Category 1 hazard is assessment-specific. Do not describe the future private-rented-sector Decent Homes Standard as already commenced simply because the Act has received Royal Assent. The current timetable is published in the GOV.UK Renters' Rights Act 2025 implementation roadmap.
For landlords, the practical asbestos question remains property-specific: what material is present, what condition is it in, and will maintenance or refurbishment disturb it? Some confirmed material can be managed in place where its condition and future use support that approach. Damaged or disturbed material needs competent assessment and the correct work route. This guide is general information, not individual legal advice.
The Key Changes and Their Asbestos Implications
1
Phase 1 tenancy reforms are in force in England
Current: Phase 1 in force
The first phase of Renters' Rights Act tenancy reforms came into force on 1 May 2026. Those reforms include the move to the new tenancy system and the end of Section 21 no-fault evictions. They do not by themselves create a new asbestos-specific duty.
2
Private-rented-sector Decent Homes Standard: future implementation
Future: timing TBC
The government’s New Decent Homes Standard policy statement sets implementation for 2035 for the social and private rented sectors. The new standard is not already in force in October 2026; existing housing-safety and repair duties still apply.
3
Awaab's Law for the private rented sector: future implementation
The current implementation roadmap also treats the application of Awaab's Law to the private rented sector as a later measure with timing to be confirmed. Existing housing-safety duties still apply in the meantime.
4
Private Rented Sector Database: staged implementation
Watch: rollout staged
The government roadmap provides for the Private Rented Sector Database to begin implementation from late 2026. Landlords should check the current GOV.UK implementation guidance rather than assume a future database field or compliance-history treatment that has not yet been specified.
What Landlords Should Do Now
Phase 1 of the Act is in force, but the asbestos steps below are general property-safety and work-planning principles rather than a claim that the future private-rented-sector Decent Homes Standard has already commenced. Landlords should check current GOV.UK guidance and obtain legal or property advice where needed.
Respond to reports and prevent further disturbance
If a tenant reports damaged or suspect asbestos-containing material, do not ignore it or instruct work that disturbs it before the material and condition are understood. Restrict avoidable disturbance and arrange competent assessment where the situation requires it.
Use property-specific asbestos information before intrusive work
A formal survey is not automatically required for every rented home. Before refurbishment or demolition disturbs building fabric, make sure the asbestos information is adequate for the affected area; where it is not, use the appropriate competent survey or sampling route.
Manage confirmed material according to condition and planned use
Confirmed asbestos may sometimes be managed in place where its condition, location and future use support that approach. Damaged material or planned disturbance needs a task-specific decision about management, repair, encapsulation or removal and the correct work category.
Give relevant asbestos information to people who may disturb it
Contractors and others carrying out maintenance need asbestos information adequate for the work they will do. Regulation 4 can apply to non-domestic premises and common parts of some domestic premises, depending on maintenance responsibilities; individual dwelling areas have different housing-law routes.
5
Keep the evidence relevant to the property and work
Retain survey or sampling reports, records of material condition, work scopes and the legally required paperwork that applies to any asbestos work or waste movement. Do not assume every rented property requires the same management-plan document or certificate bundle.
Residential Areas vs Common Parts: Regulation 4 Depends on the Premises and Responsibility
Regulation 4 applies to non-domestic premises and can apply to common parts of domestic premises, depending on who has maintenance or repair responsibility. It does not apply in the same way inside an individual dwelling. Residential landlords can have separate housing-safety and repair duties, but this page does not equate those duties with a private-rented-sector Decent Homes Standard that has not yet commenced.
Related Guides and Services
Asbestos Surveys and Management Plans for Landlords
Use the asbestos information route appropriate to the property and planned work. Pro Asbestos Removal can help scope enquiries across the confirmed service area; formal survey-provider details and current availability are confirmed for the individual instruction, and licensable work requires an HSE-licensed contractor.
Common Questions
What is the Renters' Rights Act 2025?
The Act received Royal Assent on 27 October 2025, and Phase 1 tenancy reforms began in England on 1 May 2026. The new Decent Homes Standard is scheduled for 2035. Awaab’s Law for private renting is a separate measure; check its current commencement position rather than assuming every provision began with Phase 1.
Does the Renters' Rights Act create new asbestos obligations for landlords?
The Act does not create a new asbestos-specific duty in the Phase 1 reforms. Existing housing-safety, repair and asbestos-management duties continue to apply according to the property and landlord/dutyholder role. The future extension of the Decent Homes Standard to the private rented sector should not be described as already in force until the relevant provisions commence.
Can asbestos be a Category 1 hazard under HHSRS?
Asbestos is one of the hazards that can be assessed under the Housing Health and Safety Rating System. Whether a particular situation reaches Category 1 depends on the HHSRS assessment of the likelihood and severity of harm for that property. The presence of asbestos alone does not automatically make every case a Category 1 hazard.
Does the Duty to Manage (CAR 2012 Regulation 4) apply to residential landlords?
Regulation 4 applies to non-domestic premises and can apply to common parts of domestic premises such as shared areas, depending on who has maintenance or repair responsibility. It does not apply in the same way to the private parts of an individual dwelling. Landlords may also have separate housing-safety and repair duties, so the property context matters.
What should a landlord do if a tenant reports asbestos?
Do not dismiss the report or disturb the suspect material to investigate it. Check what asbestos information exists, assess the material condition through a competent route where needed, and take the action appropriate to the actual risk and planned work. A report of suspected asbestos does not automatically mean the material must be removed.
Does this apply to HMOs and houses in multiple occupation?
HMOs remain subject to existing housing-safety and licensing requirements, and common parts may also engage Regulation 4 depending on maintenance responsibilities. The Renters' Rights Act implementation timetable does not make every future Decent Homes Standard measure active immediately. Check the current GOV.UK roadmap and the property's specific HMO obligations.
Further Guidance
Discuss Your Requirements
Scope, provider requirements, price and availability are confirmed for the individual enquiry. Licensable work requires an HSE-licensed contractor.