Ensuring the Renters’ Rights Act raises standards: TDS Charitable Foundation evidence to the HCLG Committee

In November, the TDS Charitable Foundation was invited as an expert witness to give oral evidence at the HCLG Select Committee’s inquiry into housing conditions.

It was a valuable chance to share our latest research shaped by the real voices and experiences of landlords and tenants.

The session raised thoughtful questions, and it was encouraging to see Committee members engaged in how to ensure the Renters’ Rights Act delivers for both tenants and landlords.

In our evidence, we focused on three key recommendations that we believe are essential if the Act is to raise housing standards in the PRS:

1. Empower tenants with clear, accessible education

The Renters’ Rights Act will come into force on 1st May 2026, but its success depends on whether tenants actually understand the rights it creates. Our recent surveys show this is a major gap. For example, in the Voice of the Tenant survey, 41% of private renters don’t know where to turn if their landlord fails to address an issue. Furthermore, in our study Tenant Awareness Around the Renters’ Rights Act, 69% of tenants have either never heard of it or aren’t sure what it covers.

Tenants also told us what would help: short guides, dedicated websites, email updates and clear, simple video explainers. Fewer than half recall receiving the Government’s existing How to Rent guide.

We urged the Committee to support a coordinated national approach to tenant education, using trusted channels (including tenancy deposit schemes) and to back tools like our My Housing Issue Gateway, which provides personalised guidance and action plans to solve tenancy issues.

2. Make the Private Rented Sector (PRS) Database a foundation for compliance and transparency

The planned PRS Database represents a landmark opportunity to improve sector oversight, but only if it is designed and delivered well. Lessons from landlord registration in Scotland, Wales and Northern Ireland show the risk of low registration and limited enforcement if systems rely too heavily on self-certification.

We recommended several ways to strengthen the database:

·      Use Unique Property Reference Numbers (UPRNs) to verify entries

·      Enable automatic checks of safety documents via APIs

·      Include information on actual rents paid

·      Require annual updates on property size and rent levels.

These steps would help tenants assess fairness, improve rent tribunal evidence, support more accurate Local Housing Allowance rates and reinforce compliance with existing deposit rules.

3. Support councils to enforce the Act meaningfully

Even the best legislation fails without enforcement. Evidence presented to the Committee (and from recent Freedom of Information data) shows local authority capacity is already stretched. There are low levels of investigation and enforcement activity across energy efficiency standards, cold and damp, and wider PRS regulation.

We recommended:

·       A full assessment of current council capacity

·       Consideration of ring-fenced funding linked to the number of PRS homes in each area

·       Clearer mapping of enforcement responsibilities across agencies.

We also emphasised the role the new  PRS Landlord Ombudsman will play in sharing best practice.

We’ll continue to contribute relevant research insights that help to shape a Renters’ Rights Act that works in practice, not just on paper.