Renting Privately in England: Checks, Fees and Your Protections
Right-to-rent checks, banned fees, the 1 May 2026 tenancy reforms, repairs, rent rises and what to do about harassment when renting privately in England.
Quick answer
To rent privately in England you must first prove your right to rent (landlords check all tenants aged 18 and over), and you can only be charged permitted payments: rent, a refundable deposit capped at 5 weeks' rent for annual rents below £50,000, a holding deposit of up to 1 week's rent, and limited default fees. Since 1 May 2026 all private tenancies are assured periodic tenancies: rent can rise only once a year via Form 4A with 2 months' notice, rent in advance is capped at one month, bidding above the advertised rent is banned, and discrimination against tenants with children or on benefits is illegal. Landlords must keep the structure, heating, sanitary fittings, gas and wiring in repair; tenants can leave with 2 months' written notice, while landlords need a section 8 ground, usually 4 months' notice, and a court order.
ਸੰਖੇਪ ਜਾਣਕਾਰੀ
Renting privately in England changed fundamentally on 1 May 2026, when the Renters' Rights reforms took effect: tenancies now roll on from month to month, rent can only rise once a year, rental bidding above the advertised price is banned and landlords need a legal reason to evict. Alongside the reforms, the long-standing rules still apply — your right to rent must be checked before you move in, most letting fees are banned under the Tenant Fees Act 2019, and your landlord must keep the property in repair. This guide walks through the process from application to moving out.
ਇਹ ਪ੍ਰਕਿਰਿਆ ਕੌਣ ਵਰਤ ਸਕਦਾ ਹੈ
- You are renting, or about to rent, a home from a private landlord or letting agent in England
- New and existing private tenancies are assured periodic tenancies since 1 May 2026
- Wales, Scotland and Northern Ireland have separate renting law — including no right-to-rent checks — and are not covered here
ਕਦਮ-ਦਰ-ਕਦਮ ਪ੍ਰਕਿਰਿਆ
Prove your right to rent
Before you can rent in England, you need to prove your right to rent to your landlord — the check does not apply in Wales, Scotland or Northern Ireland. Landlords must check all tenants aged 18 and over before the start of a new tenancy. British and Irish citizens can use a current or expired passport; other citizens use an online share code or their original immigration documents, and a landlord cannot reject you for using an eligible immigration document instead of a share code.
- If you are only allowed to stay in the UK for a limited time, the check must happen in the 28 days before the start of the tenancy
- It is against the law for landlords to only check people they think are not British citizens — checks must cover all new tenants
Know what you can — and cannot — be charged
The Tenant Fees Act 2019 bans most letting fees. Permitted payments are essentially: the rent, a refundable tenancy deposit, a refundable holding deposit (maximum 1 week's rent), payments to change or end the tenancy at your request, utility and communication payments, a fee for late rent and a fee for replacing a lost key or security device. Since 1 May 2026 rent in advance is also capped — one month's rent upfront, max — and landlords cannot accept or encourage offers above the advertised rent.
- The tenancy deposit is capped at 5 weeks' rent where the annual rent is below £50,000 (6 weeks up to £100,000)
- Late-payment interest can only be charged once rent is at least 2 weeks overdue, at no more than 3% above the Bank of England base rate
- Report prohibited fees to your local council, which can investigate, get your money back and fine the landlord — or apply to the First-tier Tribunal
Understand your tenancy since 1 May 2026
All new private tenancies are assured periodic tenancies, and most existing assured shorthold tenancies converted automatically on 1 May 2026 — tenancy agreements with a fixed end date are no longer possible. It is now illegal to refuse tenants just because they receive benefits or have children, and you can ask to keep a pet: your landlord must consider the request and should give a reason if they refuse.
- No new agreement was needed for the conversion — your terms continue but the tenancy rolls on periodically
- Keep the advertised listing: it is evidence if a landlord tries to take more than the advertised rent
Know each side's day-to-day obligations
As a tenant you have the right to live in a property that's safe and in a good state of repair, to live in the property undisturbed, to see an Energy Performance Certificate, to know who your landlord is, and to be protected from unfair eviction and unfair rent. In return you must pay the agreed rent even if repairs are needed or you are in dispute, take good care of the property, pay agreed charges such as Council Tax or utilities, repair or pay for damage caused by you or your guests, and only sublet if the agreement or landlord allows it.
- Landlords should give at least 24 hours' notice before entering for inspections or repairs (except emergencies)
- Put every request and complaint in writing and keep copies — the paper trail matters later
Get repairs done
Your landlord is always responsible for repairs to the property's structure and exterior; basins, sinks, baths and other sanitary fittings including pipes and drains; heating and hot water; gas appliances, pipes, flues and ventilation; electrical wiring; and any damage they cause attempting repairs. You cannot be forced to do repairs that are the landlord's responsibility. If problems are not fixed, contact the environmental health department at your local council — they must take action if they think the problems could harm you or cause a nuisance to others.
- Report faults promptly in writing with photos
- Only carry out repairs yourself if the tenancy agreement says you can
Handle rent increases
Your landlord can only increase the rent once a year and not in the first 12 months of a new tenancy. They must use the section 13 process: filling out Form 4A and giving you at least 2 months' notice. You can challenge a proposed rent increase that is above the market rent.
- Gather adverts for comparable local properties as evidence of the market rent
- An increase demanded without Form 4A and 2 months' notice does not follow the required process
Recognise harassment and illegal eviction
Harassment can include stopping services like electricity, withholding keys, refusing to carry out repairs that are the landlord's responsibility, threats and physical violence, threatening to change the locks, opening or taking post, and stopping access to temperature control. Being evicted without a court order, locked out, or denied the notice you are entitled to may be illegal eviction — and illegal eviction is a criminal offence.
- Contact the police if physical violence or threats are involved or someone is trying to remove you
- Talk to your local council if you are being harassed or threatened with illegal eviction
- Remedies can include being let back into your home, compensation and a rent repayment order
End the tenancy properly
You can end an assured periodic tenancy by giving 2 months' notice in writing — for example by letter, email or text. Your landlord can only end it by serving a section 8 notice citing a legal ground, usually with 4 months' notice if you have done nothing wrong, and then obtaining a court order if you do not leave.
- Confirm the notice end date in writing and keep evidence of when it was sent
- Agree the deposit return before you hand back the keys where possible — it must be repaid within 10 days of agreeing the amount
ਖਰਚੇ
ਮਹੱਤਵਪੂਰਨ ਚੇਤਾਵਨੀਆਂ
Landlords cannot accept or encourage offers above the advertised rent — do not be drawn into bidding.
Keep paying the agreed rent even during a repairs dispute — withholding rent creates arrears grounds against you.
Illegal eviction is a criminal offence: involve the police and council immediately if you are locked out or threatened.
Phase 2 of the Renters' Rights Act rolls out further changes from late 2026 onwards — check gov.uk before relying on this guide for later developments.
ਲਾਭਦਾਇਕ ਲਿੰਕ
Frequently asked questions
- What checks happen before I can rent in England?
- Your landlord must check that you can legally rent residential property in England — all tenants aged 18 and over, before the start of a new tenancy. British and Irish citizens can show a current or expired passport; everyone else uses an online share code or original immigration documents. If your permission to stay is time-limited, the check must be done in the 28 days before the tenancy starts. Checks that target only people who 'seem foreign' are unlawful.
- What fees can a letting agent or landlord charge?
- Only permitted payments: the rent, a refundable tenancy deposit (capped at 5 or 6 weeks' rent depending on annual rent), a refundable holding deposit of up to 1 week's rent, payments when you ask to change or leave the tenancy early, utilities and communication services, a late-rent fee and a fee for replacing a lost key or security device. Since 1 May 2026 rent in advance is capped at one month. Report anything else to your local council, which can recover the money and fine the landlord.
- How often can my rent go up?
- Once a year at most, and not in the first 12 months of a new tenancy. The landlord must use the section 13 process — Form 4A with at least 2 months' notice — and you can challenge a proposed increase that is above the market rent.
- Can a landlord refuse me because I have children or get benefits?
- No. Since 1 May 2026 it is illegal to refuse tenants just because they receive benefits or have children, and landlords cannot accept or encourage offers above the advertised rent. You can also ask to keep a pet — the landlord must consider the request and should give a reason if they refuse.
- What repairs must my landlord do?
- The landlord is always responsible for the property's structure and exterior, basins, sinks, baths and other sanitary fittings including pipes and drains, heating and hot water, gas appliances, pipes, flues and ventilation, and electrical wiring. If repairs are not done, contact your council's environmental health department — they must take action if they think the problems could harm you or cause a nuisance to others.
- What should I do if my landlord harasses me or changes the locks?
- Harassment includes cutting off services, withholding keys, refusing repairs, threats, opening your post or stopping access to heating controls. Eviction without a court order is illegal and a criminal offence. Contact the police if violence or threats are involved, tell your local council, and remember you may have the right to be let back into your home, claim compensation and apply for a rent repayment order.