Renters’ Rights Act 2025: What It Means for Fire Safety and Landlord Compliance in 2026

The Renters’ Rights Act 2025 represents one of the most significant reforms to private renting in England for many years. It replaces the earlier Renters Reform Bill and introduces major changes affecting landlords, letting agents, property managers and tenants.

Much of the public discussion has focused on tenancy reform, including the abolition of Section 21 ‘no-fault’ evictions, changes to rent increases, rental bidding restrictions and stronger tenant protections. However, landlords should also consider what the changing regulatory environment means for fire safety, property standards and compliance evidence.

The Act does not replace existing fire safety legislation. It does not create a new blanket requirement for every privately rented property to have the same type of Fire Risk Assessment. However, it does sit within a wider move towards stronger enforcement, higher property standards and clearer evidence of compliance.

For landlords, letting agents and managing agents, the message is clear: fire safety should be managed proactively, documented properly and reviewed regularly.

What changed under the Renters’ Rights Act 2025?

The Renters’ Rights Act 2025 is being implemented in phases. The first major phase took effect from 1 May 2026 and introduced important changes to the private rented sector in England.

These include:

• The abolition of Section 21 ‘no-fault’ evictions
• A move towards assured periodic tenancies
• Reformed possession grounds
• Limits on rent increases
• Restrictions on rental bidding
• New rules relating to rent in advance
• Stronger protections against discrimination
• New requirements around tenant requests to keep pets
• Strengthened enforcement powers and rent repayment orders

Further phases are expected to introduce a Private Rented Sector Database, a Landlord Ombudsman, and future changes linked to the Decent Homes Standard and Awaab’s Law.

Although these reforms are not specifically fire safety regulations, they increase the importance of being able to show that rented properties are safe, well managed and compliant.

Does the Renters’ Rights Act create new fire safety duties?

The Renters’ Rights Act 2025 does not replace the existing fire safety framework.

Landlords and managing agents still need to comply with the fire safety and housing legislation that already applies to their properties. Depending on the type of property, this may include:

• The Regulatory Reform (Fire Safety) Order 2005
• The Fire Safety Act 2021
• The Fire Safety (England) Regulations 2022
• The Housing Act 2004
• The Housing Health and Safety Rating System
• Smoke alarm and carbon monoxide alarm requirements
• Electrical safety requirements in the private rented sector
• HMO licensing and management requirements where applicable

The practical effect is that landlords should not treat the Renters’ Rights Act as a standalone compliance issue. It should be considered alongside existing duties to provide safe accommodation, manage fire risks and keep appropriate records.

Fire Risk Assessments and rental properties

Whether a landlord needs a Fire Risk Assessment depends on the property type and the areas they control.

For blocks of flats, HMOs, maisonettes, converted buildings and properties with communal areas, the Regulatory Reform (Fire Safety) Order 2005 is particularly important. It applies to common parts and places duties on the Responsible Person to carry out and regularly review a suitable and sufficient Fire Risk Assessment.

This may include shared corridors, stairwells, entrance halls, plant rooms, bin stores, communal lounges, shared kitchens, escape routes and other areas under landlord or management control.

A Fire Risk Assessment should help identify:

• Fire hazards
• People at risk
• Escape route issues
• Fire detection and warning requirements
• Emergency lighting needs
• Fire door and compartmentation concerns
• Fire extinguisher requirements where appropriate
• Management procedures and maintenance records
• Actions needed to reduce risk

For standard single-let houses and flats, the position is different. A typical single-family rental property will not usually require the same Fire Safety Order assessment as a building with common parts. However, landlords still have important fire safety duties. These include ensuring that smoke alarms are fitted where required, carbon monoxide alarms are provided where required, escape routes are available, electrical systems are safe, supplied appliances are safe, and furniture and furnishings meet fire safety requirements.

Why fire safety evidence matters more in 2026

The direction of travel in private renting is towards stronger accountability. Local authorities have an important enforcement role, and landlords are increasingly expected to provide clear evidence that their properties are safe and compliant.

This is particularly important for:

• HMOs
• Blocks of flats
• Converted houses
• Managed residential buildings
• Properties with shared escape routes
• Furnished lets
• Serviced accommodation
• Multi-property landlord portfolios
• Letting agents managing compliance on behalf of landlords

Good fire safety management is not just about having equipment in place. Landlords and agents should also keep records showing that systems are inspected, maintained and reviewed.

Useful records may include:

• Fire Risk Assessments
• Fire alarm inspection and maintenance records
• Smoke and heat detector testing records
• Emergency lighting test records
• Fire door inspection records
• Fire extinguisher servicing records
• PAT testing records where appliances are supplied
• Electrical Installation Condition Reports
• Records of remedial works
• Tenant fire safety information
• HMO licensing documentation where applicable

In the event of a tenant complaint, local authority inspection, insurance query or fire incident, these records can help demonstrate that the landlord or managing agent has taken reasonable and responsible steps to manage risk.

HHSRS, fire hazards and housing standards

The Housing Health and Safety Rating System, often referred to as HHSRS, is used to assess risks to health and safety in residential properties. Fire is a key housing safety issue because poor escape routes, missing alarms, faulty electrical systems, unsafe appliances or inadequate fire separation can all increase risk to occupants.

The updated HHSRS guidance published in 2026 reinforces the importance of safe and healthy homes. For landlords and letting agents, this means fire safety should be viewed as part of wider property condition and housing standards, not as a separate box-ticking exercise.

A property may be legally let, but still present serious safety concerns if fire risks are not properly managed. This is why landlords should consider fire safety as part of their routine property management, not only when a tenancy begins or when a problem is reported.

What landlords and letting agents should check

Landlords and letting agents should review their fire safety arrangements carefully, especially if they manage HMOs, blocks of flats, converted properties or portfolios with communal areas.

Key checks include:

• Is there a current Fire Risk Assessment where one is required?
• Have all significant findings been acted on?
• Are smoke alarms installed and working?
• Are carbon monoxide alarms installed where required?
• Are escape routes clear and suitable?
• Are fire doors present, suitable and maintained where required?
• Is emergency lighting installed and tested where required?
• Are fire alarms inspected and maintained?
• Are extinguishers provided and serviced where appropriate?
• Are electrical systems and supplied appliances safe?
• Are tenants given clear fire safety information?
• Are all inspection, maintenance and remedial works properly recorded?

The most effective approach is to treat fire safety as an ongoing management process. A Fire Risk Assessment should not be filed away and forgotten. It should be reviewed when the property changes, when occupancy changes, after significant works, following a fire safety incident, or when there is reason to believe it may no longer be valid.

Fire safety for HMOs and managed residential buildings

HMOs and buildings with shared areas usually need a higher level of fire safety management than single-let properties.

Depending on the building, this may include:

• Fire alarm systems
• Smoke and heat detection
• Fire doors
• Protected escape routes
• Emergency lighting
• Fire safety signage
• Fire extinguishers
• Fire blankets in suitable locations
• Regular inspections
• Clear tenant instructions
• Documented maintenance and testing

Landlords and managing agents should also make sure responsibilities are clear. In some buildings, different parties may control different parts of the premises. For example, a freeholder, managing agent, landlord, leaseholder or facilities contractor may each have responsibilities. Where responsibilities overlap, cooperation and communication are essential.

Preparing for the PRS Database and future reforms

The government has confirmed that a Private Rented Sector Database is expected to be introduced as part of a later phase of the Renters’ Rights Act reforms. This is intended to help landlords understand their obligations, demonstrate compliance and support local authority enforcement.

Although the detailed requirements are still being introduced, landlords should start preparing now by keeping clear, organised safety records for each property.

A sensible landlord compliance file may include:

• Gas safety certificates where applicable
• Electrical safety certificates
• Energy Performance Certificates
• Fire Risk Assessments where required
• Alarm testing records
• Fire door inspection records
• Emergency lighting records
• PAT testing records where appliances are supplied
• Evidence of completed remedial works
• Tenant information records
• Contractor certificates and service reports

For letting agents and property managers, this can also help reduce risk across a portfolio, support landlord communication and make it easier to respond to tenant queries or enforcement requests.

How Fire Guard Services can help

At Fire Guard Services, we help landlords, letting agents, property managers and managing agents understand and manage their fire safety responsibilities.

Our team includes former Fire Service professionals, bringing practical, frontline experience to fire protection and prevention. We support residential property clients across London, Hertfordshire, Bedfordshire, Buckinghamshire, Essex, Cambridgeshire and Northamptonshire.

Our services include:

• Fire Risk Assessments
• Fire alarm installation and maintenance
• Smoke detector installation and servicing
• Emergency lighting checks
• Fire extinguisher supply and servicing
• Fire safety signage
• Fire safety staff training
• Fire door support
• PAT testing
• Ongoing compliance support

Whether you manage a single HMO, a block of flats or a larger rental portfolio, we can help you identify fire risks, prioritise remedial action and keep the records needed to demonstrate responsible fire safety management.

Fire safety is not just about meeting regulations. It is about protecting tenants, properties and communities.

If you are a landlord, letting agent or managing agent looking to review your fire safety arrangements in light of the Renters’ Rights Act 2025, contact Fire Guard Services for practical, professional advice.

📞 Get in touch today to stay compliant and keep your tenants safe.