Renting privately in England changed significantly on 1 May 2026, when the main parts of the Renters' Rights Act 2025 came into force. This guide walks through the whole journey, from searching and viewing to living in the property, dealing with repairs and rent rises, and finally moving out and getting your deposit back. It explains how the system works in general terms so you can ask the right questions and keep good records. Rules differ in Scotland, Wales and Northern Ireland, and for complex or urgent problems you should get advice from Shelter, Citizens Advice or a housing solicitor.
How private renting works in England now
Since 1 May 2026, most private tenancies in England are periodic, which means they roll on from month to month with no fixed end date. Existing fixed-term assured shorthold tenancies were converted to periodic tenancies on that date, and new tenancies are created as periodic from the start. The practical effect is that you can stay as long as you keep to the terms of the tenancy, and you can leave by giving notice.
Section 21 'no-fault' evictions have ended for private tenancies in England. A landlord who wants the property back now has to use a specific legal ground, such as wanting to sell, moving in themselves or serious rent arrears, and must give the correct notice. Some grounds cannot be used in the first 12 months of a tenancy, which gives new tenants a protected period.
The Act also brought in other protections: landlords cannot ask for or accept more than the advertised rent, they are limited in how much rent they can take in advance, and they cannot refuse tenants simply because they have children or receive benefits. Some parts, such as a landlord database, a new landlord ombudsman and an updated Decent Homes Standard for private renting, are being introduced in stages, so check GOV.UK for what is currently in force. If you rented before May 2026, your landlord should have given you the government's information sheet explaining how the changes affect your existing tenancy.
- Most private tenancies are now periodic, with no fixed end date
- No-fault section 21 evictions have ended in England
- Rent bidding above the advertised price is banned
- Rent can usually only rise once a year using a formal notice
- Some reforms are being phased in, so check what applies today
Setting a budget and searching for a home
Start with what you can genuinely afford each month, not the maximum a letting agent says you could pay. Add up rent, council tax, energy, water, broadband, a TV licence if you need one, contents insurance and travel costs, then compare the total with your take-home pay. Many people find it helpful to keep all housing costs well within their income so that a rent rise or a quiet month at work does not cause arrears.
Search on several property websites and through local letting agents, and set alerts so you see new listings quickly. Be cautious of adverts that are far cheaper than similar homes nearby, landlords who say they are abroad and cannot show you round, or anyone who asks for money before a viewing. These are common signs of rental scams, and genuine landlords and agents will let you view the property in person or by live video.
Before applying, gather the documents you are likely to need: photo identification, proof of your right to rent in the UK, proof of income such as payslips or bank statements, and references from a previous landlord or employer. Having these ready can make you a stronger applicant and speeds up the process. If you do not have a UK guarantor or a long credit history, ask the agent early what alternatives they accept, rather than discovering a problem after paying a holding deposit.
Viewing a property and asking the right questions
Treat a viewing as an inspection, not just a tour. Look for signs of damp and mould, check windows and doors close and lock properly, run the taps and shower, and look at the condition of the boiler, electrics and smoke alarms. Take photos with the agent's permission and write notes straight afterwards so you can compare properties fairly.
Ask who the landlord is and whether the property is managed by an agent or by the landlord directly. Ask for the energy performance certificate (EPC), the current gas safety record if there are gas appliances, and the electrical installation condition report. Landlords in England must provide these documents, and a reluctance to show them is a warning sign.
If the home is shared by several unrelated people, it may be a house in multiple occupation (HMO) that needs a licence from the local council. You can ask the landlord whether a licence is in place and check with the council if you are unsure. Also ask how repairs are reported, how quickly they are usually dealt with and what the landlord's approach is to pets, decorating and other everyday matters.
- Energy performance certificate (EPC)
- Gas safety record, if the property has gas appliances
- Electrical installation condition report
- Working smoke alarms and carbon monoxide alarms where required
- HMO licence, if the property is a shared house that needs one
| Problem | First step | If it is not resolved |
|---|---|---|
| Repair not done | Report in writing to the landlord or agent and keep a log | Private sector housing or environmental health team at your council |
| Deposit not protected | Ask the landlord which scheme holds it and check with the schemes | Get advice from Shelter or Citizens Advice about your options |
| Dispute over deposit deductions | Negotiate in writing with evidence | Free dispute resolution service of the deposit protection scheme |
| Rent increase seems too high | Compare similar local rents and discuss with the landlord | Apply to the First-tier Tribunal (Property Chamber) before the new rent starts |
| Notice to leave received | Check the notice and get advice immediately | Contact your council's housing team about homelessness help |
| Harassment or illegal eviction | Keep records and do not leave voluntarily | Council tenancy relations or housing team, and the police in an emergency |
| Banned fee charged | Ask for a refund in writing, quoting the Tenant Fees Act | Trading Standards, or the agent's redress scheme |
Fees, holding deposits and tenancy deposits
Under the Tenant Fees Act 2019, landlords and agents in England can only charge certain permitted payments. These include rent, a refundable holding deposit, a refundable tenancy deposit, and limited charges such as for a lost key or for changing the tenancy at your request. Charges for viewings, references, credit checks or 'admin' are banned, so question any fee that is not clearly permitted.
A holding deposit reserves the property while checks are done and is capped at one week's rent. It should usually be returned or put towards your first rent or deposit once the tenancy is agreed. The tenancy deposit is also capped, usually at five weeks' rent for most tenancies, and the landlord must protect it in a government-approved tenancy deposit protection scheme within 30 days of receiving it.
Once your deposit is protected, the landlord or agent must give you the prescribed information, which tells you which scheme holds it and how to get it back. Keep this with your tenancy paperwork. If your deposit has not been protected, get advice, because the landlord may owe you compensation and their ability to take certain legal steps can be affected.
Contracts and moving in
Read the tenancy agreement carefully before you sign and ask about anything you do not understand. Check the rent, the payment date, who pays which bills, what the landlord is responsible for and any rules about pets, guests or smoking. Under the new rules, landlords must also give tenants certain written information about their tenancy, and the government has published an information sheet about the changes for existing tenants.
On moving-in day, go through the inventory room by room and add your own dated photos and notes of any marks, damage or missing items. Return a signed copy to the agent or landlord and keep one yourself. This record is your main evidence if there is a dispute about the deposit when you leave.
Take meter readings for gas, electricity and water on the first day and send them to the suppliers. Register for council tax with your local council, set up broadband and contents insurance, and make a note of where the stopcock, fuse box and boiler controls are. Test the smoke and carbon monoxide alarms and report any that do not work straight away.
Repairs, safety and living standards
Your landlord is generally responsible for the structure and exterior of the home, and for keeping the supply of water, gas, electricity, sanitation, heating and hot water in working order. The Homes (Fitness for Human Habitation) Act 2018 also requires rented homes to be free of serious hazards at the start and throughout the tenancy. You are usually responsible for minor day-to-day upkeep, such as changing light bulbs, and for reporting problems promptly.
Always report repairs in writing, by email or through the agent's portal, and keep copies, photos and a dated log of every contact. Give the landlord reasonable access to carry out the work; they should normally give at least 24 hours' written notice for routine visits unless it is an emergency. Keep paying your rent while you wait, because withholding rent can put you at risk of losing your home.
If a serious problem is not fixed, you can contact the private sector housing or environmental health team at your local council. They can inspect the property and, where they find serious hazards, take enforcement action against the landlord. Shelter and Citizens Advice can explain other options, such as making a complaint to a redress scheme if an agent is involved, or taking legal action for disrepair.
Rent, rent increases and everyday rights
Under the new system, a landlord can usually only increase the rent once a year, using a formal notice known as a section 13 notice, which must give you at least two months' warning. Rent review clauses in tenancy agreements no longer allow increases outside this process. If you think the proposed rent is above the market rate for similar homes, you can challenge it at the First-tier Tribunal (Property Chamber) before the new rent starts.
When the tribunal decides a rent, it cannot set it higher than the amount the landlord proposed, and the new rent normally takes effect from the date of the decision. Before applying, compare similar properties in your area and gather evidence of any disrepair, because condition affects market value. Citizens Advice or Shelter can help you decide whether a challenge makes sense.
You now have the right to ask to keep a pet, and the landlord must consider the request and cannot refuse it unreasonably. You also have the right to live in the property without unnecessary interference, known as 'quiet enjoyment'. Harassment, changing the locks without a court order or cutting off utilities to force you out are illegal, and you should contact your council and the police if this happens.
Ending a tenancy and moving out
If you want to leave a periodic tenancy, you normally need to give your landlord at least two months' notice in writing, ending on the right date. Check your agreement and the current rules on GOV.UK for exactly how to give notice and keep proof that it was sent. If you share with others on a joint tenancy, notice from one tenant can end the tenancy for everyone, so talk to your housemates first.
If your landlord wants you to leave, they must serve a valid notice using one of the legal grounds and, if you do not leave, apply to court for a possession order. Only a court bailiff or enforcement officer can then carry out an eviction. If you receive any notice, get advice quickly from Shelter or Citizens Advice, and contact your local council's housing team early, because councils have duties to help people threatened with homelessness.
Before you move out, clean the property to the standard it was in at the start, repair any damage you caused, remove all your belongings and take dated photos of every room. Take final meter readings, tell the council and your suppliers, and return all keys with a written record of when you did so. Ask for your deposit back in writing and give a forwarding address.
Getting your deposit back and resolving disputes
At the end of the tenancy, you and your landlord should agree how much of the deposit is returned. Deductions are only allowed for things like unpaid rent, damage beyond fair wear and tear, or missing items, and the landlord must be able to justify them. Normal wear and tear, such as light scuffs or faded paint after years of use, should not be charged to you.
If you cannot agree, each of the three government-approved deposit schemes offers a free dispute resolution service. An independent adjudicator looks at the evidence from both sides, including the check-in inventory, check-out report, photos and correspondence, and makes a decision. This is why your moving-in and moving-out records matter so much.
Keep every message about the deposit and respond promptly to any deadlines set by the scheme. If you believe the deposit was never protected, get advice about your options. Citizens Advice can help you prepare your case and understand what counts as fair wear and tear.
Key terms explained
- Periodic tenancy
- A tenancy that continues from one rental period to the next with no fixed end date. Most private tenancies in England are now periodic.
- Assured tenancy
- The main type of private tenancy in England under the reformed system, giving tenants security as long as they keep to the terms.
- Section 8 notice
- A notice a landlord must serve to start possession proceedings using one of the legal grounds, such as selling or serious rent arrears.
- Section 13 notice
- The formal notice a landlord uses to propose a rent increase, which can be challenged at the First-tier Tribunal.
- Holding deposit
- A refundable payment to reserve a property while checks are done, capped at one week's rent in England.
- Tenancy deposit protection
- The legal requirement for landlords to place a tenant's deposit in a government-approved scheme within 30 days.
- Prescribed information
- Details the landlord must give you about how and where your deposit is protected and how to get it back.
- Fair wear and tear
- Normal deterioration from everyday use over time, which should not be deducted from your deposit.
- HMO
- A house in multiple occupation, shared by several unrelated people, which may need a council licence.
- Inventory
- A detailed record of the property's contents and condition at the start of the tenancy, used to compare with its condition at the end.
- Quiet enjoyment
- Your right to live in your home without unreasonable interference from the landlord.
Common mistakes to avoid
- Paying money before viewing a property in person or by live video, which is a common scam; only pay once you have seen the home and checked who the landlord is.
- Skipping the check-in inventory, which leaves you with no evidence in a deposit dispute; add your own dated photos on day one.
- Reporting repairs only by phone, so there is no record; always follow up in writing and keep a log.
- Withholding rent because a repair has not been done, which can put your home at risk; keep paying and escalate to the council instead.
- Moving out without giving proper written notice, which can leave you liable for extra rent; check the notice period and keep proof of sending.
Frequently asked questions
Can my landlord still end my tenancy with a section 21 notice?
No. Section 21 no-fault evictions ended for private tenancies in England from 1 May 2026. A landlord now needs a legal ground under section 8 and, if you do not leave, a court order. If you receive any notice, get advice straight away from Shelter or Citizens Advice.
How much notice do I need to give to leave?
For most periodic tenancies you normally need to give at least two months' written notice. Check your tenancy agreement and the current guidance on GOV.UK for how to give notice correctly. Keep proof of when and how you sent it.
How often can my rent go up?
Under the reformed system, rent can usually only be increased once a year using a section 13 notice with at least two months' warning. If you think the new rent is above the market rate, you can apply to the First-tier Tribunal before it takes effect. Get advice if you are unsure.
What can I do if my deposit was not protected?
Ask the landlord in writing which scheme holds it and check with the three approved schemes yourself. If it was not protected within 30 days, you may be entitled to compensation. Shelter or Citizens Advice can explain the next steps.
Can my landlord refuse to let me have a pet?
You have the right to request a pet and the landlord must consider it and cannot refuse unreasonably. They may have valid reasons, such as a lease that prohibits pets. Make the request in writing and give details about the animal.
Does this guide apply in Scotland, Wales or Northern Ireland?
No. Housing law is devolved and the rules there are different. Use Shelter Scotland, Shelter Cymru, Housing Advice NI or Citizens Advice in your nation for accurate information.