Since 1 May 2026, private landlords in England have had to follow the Renters' Rights Act. Tenancies now roll on month to month with no fixed end date, "no-fault" Section 21 evictions have ended, rent can only go up once a year with at least two months' notice on the official form, and landlords cannot take more than one month's rent in advance. These sit on top of long-standing duties on deposits, safety and repairs.
This guide is a checklist of what your landlord must do, what has changed and what to do if they do not comply. It covers England; Scotland and Wales have their own systems, summarised near the end. For an overview of the new law as a whole, see our renters' rights explainer.
What changed on 1 May 2026
Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026, and every new private tenancy since then is periodic, rolling weekly or monthly. Your written agreement does not need replacing, but your landlord or agent had to give you the government's Information Sheet by 31 May 2026.
- No Section 21. Landlords must have a legal reason (a "ground") to end a tenancy, use the correct forms and usually give 4 months' notice. Some grounds, such as serious rent arrears or antisocial behaviour, have shorter notice.
- Selling or moving in. A landlord cannot use these grounds in the first 12 months of a tenancy.
- You can leave with 2 months' notice. Give it in writing (letter, email or text) on or the day before your rent day. You can agree a shorter period with your landlord in writing.
- Pets. You can ask to keep a pet, and your landlord must consider the request and give a reason if they refuse.
- No discrimination. Landlords and agents cannot refuse you because you receive benefits or have children.
Rent: increases, bidding and money upfront
The rules on rent are where the Act makes the most direct difference to your budget:
| Rule | What the landlord must do |
|---|---|
| Rent increases | Only once a year, not in the first 12 months, using Form 4A with at least 2 months' notice |
| Challenging an increase | You can ask the First-tier Tribunal to decide if the new rent is above market rate |
| Rent in advance | Nothing before you sign; at most 1 month's rent after signing |
| Bidding | Adverts must state a price; landlords cannot accept or encourage offers above it |
A rent rise that does not use Form 4A, or arrives with less than two months' notice, is not valid. If you think an increase is above what similar homes nearby cost, compare listings and get advice from Citizens Advice or Shelter before the new rent starts. Use the budget planner to see how a proposed rise fits your monthly costs.
Deposits and fees
These rules came in before the new Act and still apply:
- Deposit cap. A tenancy deposit can be no more than 5 weeks' rent if the annual rent is under £50,000, or 6 weeks' rent if it is £50,000 or more. A holding deposit is capped at 1 week's rent.
- Protection within 30 days. Your landlord must put your deposit in a government-backed scheme (DPS, mydeposits or TDS) within 30 days and give you the prescribed information. If they do not, a court can order them to pay you between one and three times the deposit.
- Banned fees. Under the Tenant Fees Act, landlords and agents cannot charge for viewings, references, credit checks or setting up a tenancy. Our guide to fees you should not pay lists the few charges that are allowed.
- Getting it back. At the end, deductions must be justified, and you can use the scheme's free dispute service. See how to get your full deposit back.
Safety checks your landlord must carry out
Ask for copies of these certificates when you move in and whenever they are renewed:
- Gas safety: a Gas Safe registered engineer must check gas appliances every year, and you should get a copy of the record.
- Electrical safety: the electrical installation must be inspected at least every 5 years, with a copy of the report given to you.
- Energy Performance Certificate: the property generally needs a rating of E or above to be let.
- Alarms: a smoke alarm on every storey used as living space, and a carbon monoxide alarm in any room with a fixed combustion appliance (other than a gas cooker).
- Licensing: some properties, including larger shared houses, need a licence from the council.
Repairs and a safe home
Your landlord is responsible for the structure and exterior of the building, heating and hot water, and basins, sinks, baths and toilets. The home must also be fit to live in, which covers serious damp and mould, lack of ventilation and other hazards. Report problems in writing and keep copies and photos. Your landlord should give at least 24 hours' notice before visiting, except in an emergency.
If repairs are not done, contact your council's private housing or environmental health team, which can inspect and order work. Under the Act, councils also have stronger enforcement powers, and for some offences, such as letting an unlicensed property, you can apply to the First-tier Tribunal for a Rent Repayment Order covering up to 2 years' rent. Further measures, including a landlord database, a private rented sector ombudsman and extending the Decent Homes Standard to private rentals, are due in later phases.
What to do if your landlord breaks the rules
- Raise it in writing first, quoting the rule (for example, "rent increases must use Form 4A with 2 months' notice").
- Keep a dated record of messages, photos and payments.
- Get free advice from Shelter, Citizens Advice or your council's housing team.
- If you receive any notice to leave, get advice straight away: many notices are invalid if the landlord has not protected the deposit or used the right form.
- If you are falling behind on rent, act early. Our guide to help with rent arrears covers Discretionary Housing Payments and local support.
Scotland, Wales and Northern Ireland
The Renters' Rights Act applies to England only. In Scotland, most private tenancies since December 2017 are private residential tenancies with no fixed end date, and landlords must use one of the set eviction grounds. In Wales, the Renting Homes (Wales) Act 2022 replaced tenancies with occupation contracts, and landlords generally have to give at least 6 months' notice under a no-fault notice. Northern Ireland has its own private tenancy rules. Check Shelter Scotland, Shelter Cymru or Housing Advice NI for details.
Keeping your renting costs under control
With rent rises now limited to once a year and two months' notice, you have a clearer window to plan. When a Form 4A arrives, start saving the difference straight away so the first higher payment does not catch you out. A small daily habit helps here, and SYM makes it easy to log what you put aside. Our money-saving tips for renters and contents insurance guide cover the other big costs, and the rent vs buy calculator helps if you are weighing up buying.
Renters' rights: frequently asked questions
Can my landlord still use a Section 21 notice?
How often can my landlord put the rent up?
How much notice do I need to give to leave my rental?
How much can a landlord ask for upfront?
Can a landlord refuse tenants on benefits?
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- renters rights act
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