Nearly a third of renters in England have signed a tenancy agreement without fully reading it, according to recent research from the housing charity Shelter. That figure matters because once you’ve signed, you’re legally bound by every clause inside — whether you knew it was there or not. I’ve been writing about UK renting for years, and the single most common regret I hear from tenants is “I wish I’d checked that before I moved in.” The rules changed significantly in 2026 under the Renters’ Rights Act, so the old checklist you might have used no longer applies. Here’s what you actually need to know before you put pen to paper on your next apartment lease.
If you’re looking at a property right now, the first thing to check is whether the landlord or agent has given you the official Renters’ Rights Act Information Sheet. Most landlords had to provide this by 31 May 2026, and if they didn’t, they could be fined up to £7,000. That’s not a small oversight — it’s a legal requirement. I’d also recommend reading up on what you need to know about renting in the UK before you view any property, because the landscape has shifted dramatically. And if you’re worried about protecting your belongings in a new flat, a smoke alarm with a 10-year battery is one of those small investments that gives you real peace of mind from day one.
What an assured periodic tenancy actually means for you
The biggest change from the Renters’ Rights Act is that fixed-term assured shorthold tenancies no longer exist for new agreements starting from 1 May 2026. Instead, every new tenancy is an assured periodic tenancy. That means you’re not signing up for a 6-month or 12-month lock-in. You can give two months’ notice at any point and leave. But it also means the landlord can’t just wait out a fixed term to get you out — they need a valid reason under the updated Section 8 grounds. This is a fundamental shift in the balance of power, and it’s worth understanding before you sign anything.
What I’d do in your shoes is check the tenancy agreement doesn’t contain any clause that tries to reinstate a fixed term. Some older templates are still floating around, and they’re not valid anymore. The agreement should state clearly that it’s an assured periodic tenancy. If it mentions a fixed term or an “initial period,” that’s a red flag. You can also read more about common reasons for rental lease application rejections to make sure your application is solid before you even get to the signing stage.
Why the new rules protect you more than you think
Before May 2026, a landlord could serve a Section 21 notice with no reason at all. You could be a perfect tenant and still get two months to leave. That’s gone. Now, if a landlord wants possession, they must use one of the updated Section 8 grounds — things like rent arrears, anti-social behaviour, or the landlord needing to move back in. According to the NRLA’s guidance on preparing for Renters’ Rights, this is the most significant reform to the private rented sector in nearly four decades. For you as a tenant, it means you have real security of tenure for the first time.
Let’s say you’ve been in your flat for 18 months and your landlord decides they want to sell. Under the old rules, they could serve a Section 21 and you’d be out. Now, they’d need to use Ground 1 or 1A — and if they do, there’s a 12-month restricted period where they cannot re-let the property. That’s a serious deterrent. The Renters’ Rights checklists from The Independent Landlord confirm that landlords cannot market or let the property within 12 months of using those grounds. That’s a powerful protection for tenants.
One thing I’ve noticed is that many tenants still don’t realise they can now request a pet without the landlord being able to refuse without a good reason. The law doesn’t give tenants an automatic right to have a pet, but it does mean the landlord can’t just say “no pets” as a blanket policy. They need a genuine reason to refuse. If you’re a pet owner, this is worth raising before you sign. And if you’re worried about the property itself, a Wi-Fi water leak detector is a simple way to catch problems early and avoid disputes over damage.
Where renters still get caught out
Even with stronger rights, there are traps in the fine print that catch people out. Here are the most common ones I see.
Not checking the written statement of terms before signing
Under the new law, landlords must give you a written statement setting out basic information about the tenancy and both parties’ responsibilities before the tenancy is entered into. For new tenancies from 1 May 2026, this is mandatory. For existing tenancies, it had to be provided by 31 May 2026. If you don’t have this document, the tenancy isn’t necessarily invalid, but you’re operating without a clear record of what was agreed. I’d insist on seeing it before you pay a penny. The government’s official Information Sheet explains exactly what must be included.
Assuming the deposit rules haven’t changed
The maximum deposit is still 5 weeks’ rent for most tenancies, but the key change is that the deposit must be placed in an authorised tenancy deposit scheme within 30 days, and the prescribed information must be served. That hasn’t changed. What has changed is that landlords cannot take any rent — including the first payment — before the tenancy agreement is entered into. If a landlord asks for a holding deposit or rent upfront before you’ve signed, that’s now prohibited. The Independent Landlord’s compliance checklist confirms this is a new rule in force from 1 May 2026.
Overlooking the rent increase rules
Rent increases must now be done via a Section 13 notice using the new Form 4A. Landlords cannot use a rent review clause in the tenancy agreement or an addendum to raise the rent. If your tenancy agreement has a clause saying the rent will go up by a certain percentage each year, that clause is no longer enforceable. The only way the rent can increase is if the landlord serves a valid Section 13 notice and you either agree to the new amount or challenge it at tribunal. This is a major change that many tenants don’t know about. If you’re unsure about your rights, speaking to a tenant landlord lawyer can clarify your position before any dispute arises.
→ Scroll right to see all columns
| Requirement | Old rule (pre-May 2026) | New rule (from 1 May 2026) |
|---|---|---|
| Tenancy type | Fixed-term assured shorthold | Assured periodic (no fixed term) |
| Eviction without reason | Section 21 allowed | Section 21 abolished; must use Section 8 grounds |
| Rent increases | Rent review clause allowed | Only via Section 13 notice (Form 4A) |
| Rent before signing | Could ask for rent upfront | Cannot accept rent before agreement signed |
| Advertising | Could say “no DSS” | Discrimination against benefits claimants banned |
Not checking the property standards
The Decent Homes Standard is coming to the private rented sector, but it’s not fully in force yet — likely from 2035 according to current guidance. However, landlords still have existing duties around gas safety, electrical safety (EICR), and smoke and carbon monoxide alarms. If the property doesn’t have a valid gas safety certificate or EICR, the tenancy could be unenforceable. I’d ask to see these certificates before signing. If the landlord hesitates, that’s a warning sign. You can also check negotiation secrets for scoring an apartment in London and beyond to strengthen your position when discussing these requirements with a landlord.
Your step-by-step guide to signing a lease in 2026 and beyond
Writing about topics like this takes real time and research. If you buy something through an Amazon link on this page, I may earn a small commission — at no extra cost to you. It’s one of the things that makes it possible to keep BritWealth free to read. I only link to products that are genuinely relevant to the article.
Verify the tenancy type and key documents
Before you sign anything, confirm the tenancy is an assured periodic tenancy. The agreement should not mention a fixed term. Ask for the written statement of terms, the gas safety certificate, the EICR, and the EPC. The landlord must also have given you the official Renters’ Rights Information Sheet — the exact PDF from gov.uk, not a link to it. If any of these are missing, don’t sign until you have them. The government’s guidance is clear: the Information Sheet must be given as a hard copy or PDF attachment, not a link.
Check the deposit and rent terms
The deposit cannot exceed 5 weeks’ rent. It must be protected in an authorised scheme within 30 days. The landlord cannot take any rent — including the first month — before the tenancy agreement is signed. If they ask for money upfront before you’ve signed, that’s a breach of the new rules. Also check that the rent period is not longer than a calendar month. The Independent Landlord’s checklist confirms that rent periods must be monthly or shorter.
Understand your notice rights and the landlord’s grounds
You can give two months’ notice at any time to end the tenancy. The landlord can only evict you using one of the updated Section 8 grounds. If they use Ground 1 or 1A (needing the property back), they cannot re-let it for 12 months. If you’re unsure whether a landlord’s reason is valid, you can get advice from a tenant landlord lawyer before the situation escalates. Knowing your rights is your best defence.
What to do if something feels wrong
If the landlord or agent is pressuring you to sign quickly, or if they’re vague about the documents, slow down. You have the right to see everything before you commit. The new private rented sector database and ombudsman are coming (likely 2027–2028), but for now, your main recourse is through the local authority’s environmental health department or the First-tier Tribunal (Property Chamber). If you suspect the tenancy agreement contains unenforceable clauses — like a fixed term or a rent review clause — don’t sign it. Ask for a corrected version. I’d also recommend reading guarantor troubles and alternative solutions for UK renters if you’re struggling with that part of the process.
- 1Confirm the tenancy typeCheck the agreement says “assured periodic tenancy” and contains no fixed term. If it mentions a fixed term, ask for a corrected version before signing.
- 2Gather all mandatory documentsRequest the written statement of terms, gas safety certificate, EICR, EPC, and the official Renters’ Rights Information Sheet. Do not sign until you have them all.
- 3Verify deposit and rent rulesEnsure the deposit is no more than 5 weeks’ rent and that no rent is taken before the agreement is signed. Confirm the rent period is monthly or shorter.
- 4Know your notice and eviction rightsYou can give two months’ notice at any time. The landlord can only evict using Section 8 grounds. If they use Ground 1 or 1A, they cannot re-let for 12 months.
Frequently asked questions
Can my landlord still use a Section 21 notice if they served it before 1 May 2026? ▾
What happens if my landlord never gave me the Information Sheet? ▾
Does the Renters’ Rights Act apply to lodgers or company lets? ▾
Can I still be evicted if I have a pet and the landlord refuses? ▾
What should I do if my tenancy agreement still has a fixed term? ▾
The new rules give you more security than ever before, but only if you know what to look for. My advice is simple: never sign a tenancy agreement without seeing the written statement of terms, the safety certificates, and the official Information Sheet. If something feels rushed or unclear, pause and ask questions. If this was useful, you might also want to read a beginner’s guide to renting in the UK.
Sources and Further Reading
Flatsharing in the UK: finding the right roommates and avoiding drama — Practical advice for anyone considering a shared tenancy under the new rules.
Renters’ Rights Act Information Sheet. Ministry of Housing, Communities and Local Government, 2026.
Preparing for the Renters Rights Act. National Residential Landlords Association, 2026.
Renters’ Rights Checklists: At a glance. The Independent Landlord, 2026.
