Your Housing Rights
Renting in England changed fundamentally on 1 May 2026, when the main tenancy reforms of the Renters' Rights Act 2025 came into force: fixed-term assured shorthold tenancies were converted into periodic assured tenancies and section 21 'no fault' evictions were abolished for new and existing tenancies. Alongside these new rules, long-standing protections on repairs, deposits, unlawful eviction and homelessness still apply. This guide reflects the law in England as at July 2026.
Last updated: 2026-07-30
Your Rights
A Periodic Tenancy With No Fixed Term
Since 1 May 2026 almost all private tenancies — including existing assured shorthold tenancies — are periodic assured tenancies with rent periods of a month (or 28 days) or less. Fixed terms are gone: you stay until you end the tenancy (normally two months' written notice) or the landlord obtains possession through the courts.
No More Section 21 'No Fault' Evictions
Section 21 evictions were abolished when assured shorthold tenancies were scrapped. A landlord now needs a statutory ground for possession under section 8 — for example selling the property or moving in, which require four months' notice — and a court order. Only court-appointed bailiffs can physically evict you.
Rent Rises Only Once a Year — and You Can Challenge Them
Rent can only be increased through a statutory notice on the prescribed form (Form 4A: 'Landlord's notice proposing a new rent for assured tenancies in the private rented sector'), once per year, with at least two months' notice. If you think the proposed rent is above market rate you can apply to the First-tier Tribunal before the increase starts.
Repairs Are Your Landlord's Responsibility
In any tenancy under seven years the landlord must keep in repair the structure and exterior (including drains, gutters and external pipes) and keep in repair and proper working order the installations for water, gas, electricity, sanitation and heating. This duty cannot be signed away in the tenancy agreement, and the Renters' Rights Act allows Awaab's Law hazard deadlines to be extended to private tenancies by regulations.
Deposit Protection Within 30 Days
A tenancy deposit must be placed in a government-approved scheme (Deposit Protection Service, MyDeposits or Tenancy Deposit Scheme) within 30 days of the landlord receiving it. If they fail, a court can order them to pay you between one and three times the deposit, and once you agree the amount at the end of the tenancy it must be returned within 10 days.
Protection From Illegal Eviction and Harassment
It is a criminal offence for anyone to unlawfully deprive you of your home, attempt to do so, or harass you into leaving — for example by changing the locks while you are out or cutting off gas or electricity. Councils can prosecute, and the Renters' Rights Act increased the financial penalties. You can seek an emergency injunction to get back in and claim damages.
Fair Access: No Bidding Wars, Capped Advance Rent, No Blanket Bans
Landlords and agents must advertise a stated rent and may not invite, encourage or accept offers above it. They cannot demand rent in advance before you sign, and after signing can only take up to one month's rent in advance. It is also unlawful to discriminate against prospective tenants because they have children or receive benefits, and pet requests cannot be unreasonably refused.
Help From the Council If You Are Homeless or at Risk
If you are homeless, or threatened with homelessness within 56 days, the council must assess you and take reasonable steps to prevent or relieve your homelessness. If it has reason to believe you may be homeless, eligible and in priority need it must secure interim accommodation. You can request a review of most decisions within 21 days.
Common Myths
A landlord can still evict you with two months' notice for no reason.
Section 21 was abolished on 1 May 2026 for new and existing tenancies. A landlord must prove a legal ground for possession — grounds like selling or moving in need four months' notice — and obtain a court order before bailiffs can evict you.
The landlord can put the rent up whenever, and by however much, they like.
Rent can rise at most once a year, using prescribed Form 4A with at least two months' notice. You can challenge an above-market increase at the First-tier Tribunal, and accepting bids above the advertised rent is now illegal.
If you fall behind on rent, the landlord can just change the locks.
Locking a tenant out without a court order is a criminal offence under the Protection from Eviction Act 1977, however much is owed. Only court bailiffs can carry out an eviction, and the council can prosecute the landlord.
Your deposit is the landlord's money to hold and deduct from as they see fit.
Deposits must sit in a government-approved protection scheme within 30 days, disputes go to the scheme's free adjudication, and a landlord who fails to protect the deposit can be ordered to pay you up to three times its value.
Landlords can advertise 'No DSS, no kids, no pets'.
Since 1 May 2026 it is unlawful to refuse prospective tenants because they claim benefits or have children, and every assured tenancy carries an implied right to ask to keep a pet, which the landlord cannot unreasonably refuse.
What To Do
Check Your Paperwork
Make sure you have a written statement of your tenancy terms, confirmation your deposit is in an approved scheme (you can check each scheme's website free), and the official Renters' Rights Act Information Sheet landlords had to provide by 31 May 2026.
Scrutinise Any Rent Increase
Check the notice is on Form 4A, gives at least two months, and comes at least 12 months after the last increase. If the new rent is above market rate, apply to the First-tier Tribunal (Property Chamber) before the increase date.
Report Repairs in Writing
Tell your landlord about disrepair in writing and keep copies and photos. If nothing happens, contact your council's environmental health team, which can inspect and order the landlord to fix hazards.
Take Advice Before Leaving After a Notice
If you receive a possession notice, check the ground and notice period and get advice immediately — from Shelter's emergency helpline or Citizens Advice. You do not have to leave until a court orders it, and defective notices fail in court.
Act Fast on Illegal Eviction or Harassment
If you are being forced out, call 999 if you are in danger, contact the council's tenancy relations service, and see a solicitor about an emergency injunction to get back in plus a damages claim.
Apply for Homelessness Help Early
If you are homeless or likely to be within 56 days (8 weeks), make a homelessness application to the council. Ask for decisions in writing and use your right to request a review within 21 days if you disagree.
Key Legislation
- Renters' Rights Act 2025
- Housing Act 1988 (as amended)
- Protection from Eviction Act 1977
- Landlord and Tenant Act 1985, s.11
- Housing Act 2004, ss.212–215 (tenancy deposits)
- Housing Act 1996, Part 7 (homelessness)
Useful Contacts
Shelter England
Free expert housing advice, including an urgent helpline for eviction and homelessness emergencies.
Tel: 0808 800 4444
WebsiteCitizens Advice — Housing
Free advice on tenancy problems, rent increases, disrepair and eviction notices.
WebsiteGOV.UK — Tenancy Deposit Protection
Official guidance and links to check whether your deposit is protected in an approved scheme.
WebsiteFirst-tier Tribunal (Property Chamber)
The tribunal that decides challenges to rent increases and other residential property disputes in England.
WebsiteGOV.UK — Homelessness Help
How to apply to your local council for help if you are homeless or at risk within 8 weeks.
Website