Guest post by Jacob Poole, housing operations coordinator at Manchester firm Pabla & Pabla
Poole: Private sector tenants need more support from solicitors
The private rented sector (PRS) has been growing in the UK. From 2008/09 to 2023/24, the number of households rose from 3.1m to 4.7m. It makes up 19% of all tenured households.
This increase is interesting to observe, as the PRS is largely associated with housing insecurity. The Parliamentary Office of Science and Technology stated in 2024 that the PRS is unaffordable and linked to wider undersupply of housing where rent inflation outpaces incomes.
For context, Shelter found in 2024 that the average cost of a PRS home was £196 per week. This is more than double the average social rented home in the same report, at £89 a week.
Not only is the PRS unjustifiably more expensive than the social rented sector, but it is also extremely difficult to source data on its performance, specifically with regards to housing conditions.
The government conducted the English private landlord survey in 2024 but the data was acquired through an online survey, with landlords given the option to opt out of it. This calls into question the accuracy of what the data represents – indeed, the survey itself expressed concern about the response rate.
In comparison, the social rented sector has clear paths to accountability. The Housing Ombudsman can sanction social rented landlords and regularly report on poor service delivery.
The Regulator of Social Housing also sets standards, monitors performance, and takes enforcement where necessary. Local authorities are subject to Freedom of Information Act requests, and housing associations will be too in 2027, when the Social Tenant Access to Information Requirements are fully rolled out.
The PRS has not yet got such legislation, and it is a huge barrier to the upholding of the rights of tenants.
Upholding private tenant’s rights – is it possible?
Sadly, many PRS tenants experiencing poor housing conditions are not supported by private solicitors. They also have no Housing Ombudsman under current legislation.
In the 2024 survey, only 26% of respondent landlords said they identified damp or mould in at least one of their dwellings. However, as the survey was optional, it is fair to suggest that landlords with poor performance were less likely to respond, so the percentage could be much higher.
Further, the Decent Homes Standard interim impact assessment reported in July 2025 that the Decent Homes Standard, a policy that establishes a minimum standard for the condition of social housing, does not apply to the PRS, where non-decency is highest.
There is no doubt that PRS tenants need support to uphold their rights, but this simply isn’t the practical reality.
Although the Landlord and Tenant Act 1985, applies to both the PRS and social rented sector, the methods of redress are not strictly the same.
Many of the people who have had a housing disrepair advert on their phone will know that prospective claimants are vetted based on several factors, the first always being the type of tenancy in question.
The question will ask whether they are a council or housing association tenant, ie are they living in a social rented home? The reasons for this are varied, but here are two of the main reasons:
Firstly, social rented tenants are far more secure in their tenancies. No fault evictions mean that PRS tenants can be evicted through straightforward, swift means.
Secondly, record keeping is often a lot better in the social rented sector. When it comes to running a housing disrepair claim, disclosure must be provided by the landlord. If PRS landlords have not kept adequate records, it can make running a claim more difficult.
The Renter’s Rights Bill – hope on the horizon?
Despite these difficulties, the Renter’s Rights Bill promises to make sweeping changes in the PRS.
A PRS Landlord Ombudsman is set to be introduced. Like the social rented sector, all PRS landlords will be required to join the scheme, including those who use a managing agent.
Other key introductions include abolishing no-fault section 21 evictions, introducing the Decent Homes Standard, and creating a private rented sector database to help landlords understand their legal obligations.
It should not be understated how important this piece of legislation – which, at the time of writing, is yet to receive Royal assent – will be.
The database will enforce a stricter method of data collection from PRS landlords. This data will enable policymakers to access key information to improve service delivery in the sector.
The PRS and the social rented sector cannot be considered separately. They need to be subject to the same scrutiny, to the same high standards. Only then will housing conditions be able to improve in the PRS.
The Renter’s Rights Bill is a clear sign that consecutive governments acknowledge the unprecedented nature of the housing crisis, especially considering housing conditions.
With increased transparency and clear obligations that need to be followed in the PRS, hopefully tenants will receive the necessary support to uphold their rights to live in safe and secure homes.
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