Since May 2026, the landscape for private renters in the UK has shifted dramatically. The Renters’ Rights Act has now come fully into force, affecting around 11 million tenants across England. If you rent from a private landlord, the rules that governed your tenancy just a year ago may no longer apply. The biggest change is the ban on Section 21 ‘no-fault’ evictions, which means your landlord can no longer ask you to leave without giving a specific, valid reason. But this is just one part of a much wider set of reforms. Understanding what has actually changed — and what hasn’t — is the difference between being a confident renter and one who gets caught out.
These reforms are the most significant in nearly 40 years, and they touch everything from how much rent you can be asked to pay upfront to whether you can keep a pet. If you’re renting an unfurnished property, your rights are exactly the same as someone renting a furnished one — the law doesn’t distinguish. What matters is the type of tenancy you hold. Most private rentals are now what’s called an Assured Periodic Tenancy, which means they roll on from month to month with no fixed end date. That gives you far more flexibility, but it also means you need to know the new rules around notice periods, rent increases, and what happens if your landlord wants the property back. Here’s what you actually need to know.
Before we dive in, if you’re still getting your head around the basics of what your tenancy agreement actually says, it’s worth reading our guide on understanding tenant rights in lease agreements. That will give you the foundation you need before we get into the specifics of the new law. And if you ever find yourself in a dispute with your landlord that you can’t resolve, speaking to a tenant landlord lawyer can help clarify your position without the cost of full court proceedings.
What the Renters’ Rights Act Actually Means for You
The most important thing to understand is that your tenancy is now far more secure than it used to be, but it’s also more flexible. You are no longer tied to a fixed term in most cases. If you signed a tenancy after 1 May 2026, or if your fixed term ended after that date, your tenancy automatically becomes a rolling periodic tenancy. That means you can leave by giving two months’ notice, and your landlord can only end the tenancy by using one of the specific grounds set out in the Act. This is a fundamental shift. Before, a landlord could simply serve a Section 21 notice and you’d have to leave, no reason given. Now, they need a reason — and it has to be a valid one.
What I tend to notice is that many renters still think they’re locked into a fixed term even after it has expired. That’s no longer the case. If your fixed term ended after 1 May 2026, you are now on a periodic tenancy automatically. You don’t need to sign anything new. That said, if you’re in a student House in Multiple Occupation (HMO), there is a specific ground — Ground 4A — that allows your landlord to require you to leave at the end of the academic year, provided they give four months’ notice and the move-out date falls between 1 June and 30 September. So students aren’t entirely free of fixed terms, but the rules are much clearer than they were.
Why the New Rules on Deposits and Upfront Payments Matter
One of the most practical changes is the cap on what landlords can ask for upfront. Before the Act, it was common for landlords to demand six months’ rent in advance, especially from students or tenants with no UK credit history. That is now illegal. Landlords cannot ask for more than one month’s rent upfront, and security deposits are capped at five weeks’ rent. If your annual rent is £12,000, that means your deposit cannot exceed roughly £1,150. This is a significant relief for anyone who has ever had to scramble to find a large lump sum just to secure a property.
But there’s a catch. If you’re renting Purpose-Built Student Accommodation (PBSA) from a provider that is a member of a government-approved code of practice, such as the ANUK/Unipol Code, they can still ask for larger upfront payments. So if you’re a student, check whether your accommodation is PBSA or a private HMO — the rules are different. For everyone else, the cap is firm. If a landlord asks for more than one month’s rent upfront, that is a breach of the law. You can challenge it, and the local council has powers to take enforcement action, including higher fines.
My first move if I were renting today would be to check that my deposit is protected. Even under the old rules, this was a legal requirement, but the new Act reinforces it. If your deposit isn’t protected, you may be entitled to compensation. You can also use a tenant landlord lawyer to check whether your deposit has been handled correctly without needing to go to court.
Where People Go Wrong Under the New Rules
Even with clearer laws, mistakes happen. Here are the most common ones I see, and what you can do to avoid them.
Assuming the old rules still apply
The biggest error is acting as if nothing has changed. Some tenants still accept Section 21 notices without question, not realising they are now illegal. If your landlord serves you a notice that doesn’t cite a valid Ground for Possession, it is not enforceable. You do not have to leave. The same goes for rent increases — your landlord can only raise rent once a year, and it must be in line with the advertised price. If they try to raise it more than once in a 12-month period, you can refuse.
Not knowing about the Information Sheet
By 31 May 2026, your landlord must have given you an official government Information Sheet explaining your rights under the Act. If they haven’t, they could be fined up to £7,000. This sheet must be the exact PDF from the GOV.UK page — not a link to it, not a summary. It must be attached to an email or text, or given to you as a hard copy. If your landlord only sent a link, that is not valid. I’d recommend checking whether you received this document. If you didn’t, you have grounds to raise it with your landlord or the local council.
Overlooking the pet request rules
You now have the right to ask to keep a pet, and your landlord must reasonably consider your request. They cannot simply say no without a good reason. However, this doesn’t mean you can just bring a pet home without asking. You still need permission, but the landlord’s refusal must be reasonable. If they refuse without a valid reason, you can challenge it through the new Ombudsman scheme, which can award compensation of up to £25,000 without going to court.
| What changed | Old rule | New rule |
|---|---|---|
| Evictions | Section 21 no-fault evictions allowed | Landlord must give a valid Ground for Possession |
| Upfront rent | No legal limit | Maximum one month’s rent |
| Security deposit | No legal cap | Maximum five weeks’ rent |
| Rent increases | No limit on frequency | Once per year, must match advertised price |
| Discrimination | Legal to refuse tenants on benefits or with children | Now illegal |
One thing I’ve noticed is that tenants often don’t realise they can challenge unfair rent increases. If your landlord tries to raise the rent by more than the market rate or more than once a year, you can refuse and ask them to justify it. The new Ombudsman scheme is there for exactly this kind of dispute. You don’t need a solicitor to start a complaint, and the process is designed to be accessible.
Your Practical Guide to Renting Under the New Law
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Check your tenancy type and the Information Sheet
First, confirm whether your tenancy is an Assured Periodic Tenancy. If you signed after 1 May 2026, or if your fixed term ended after that date, it almost certainly is. Then check whether your landlord gave you the official Information Sheet by 31 May 2026. If they didn’t, you can raise it with them. If they still refuse, contact your local council’s private renting team. They have the power to issue fines of up to £7,000.
Know your grounds for staying
If your landlord wants you to leave, they must use one of the grounds set out in the Act. The most common ones are: they want to sell the property, they or a family member want to move in, or you are in rent arrears or have caused anti-social behaviour. For selling or moving in, the landlord must give four months’ notice. For rent arrears, the notice period depends on how much you owe. If you receive a notice that doesn’t cite a valid ground, it is not enforceable. You do not have to leave.
Understand your deposit and upfront payment rights
Your deposit cannot exceed five weeks’ rent, and it must be protected in a government-backed scheme within 30 days. If your landlord asks for more than one month’s rent upfront, that is illegal. If you’re a student in PBSA, check whether your provider is covered by a code of practice — if not, the same caps apply. If you believe your deposit has been mishandled, you can use the Ombudsman scheme to seek compensation.
Prepare for the next phases
From late 2026, a Private Rented Sector Database will be rolled out gradually by area. This will make it easier to check whether your landlord has a history of non-compliance. By 2030, all privately rented homes must meet new energy efficiency standards (EPC rating C or better) unless exempt. And by 2035, a new Decent Homes Standard will be introduced. If your property has damp, mould, or other hazards, your landlord is now legally required to investigate and fix them within strict timeframes under Awaab’s Law. You can report failures to your local council.
- 1Confirm your tenancy typeCheck your tenancy agreement or ask your landlord. If you’re on a rolling periodic tenancy, you have the most flexibility and protection.
- 2Verify the Information SheetLook for the official PDF from GOV.UK. If you only received a link or a summary, it’s not valid. Ask for the correct document.
- 3Check your deposit protectionConfirm your deposit is in a government-backed scheme. If not, you may be entitled to compensation. Use the Ombudsman scheme if needed.
- 4Know your rights on rent and petsRent can only rise once a year. You can ask to keep a pet, and your landlord must reasonably consider it. Challenge unfair refusals.
If you’re unsure about any of these steps, speaking to a tenant landlord lawyer can give you clarity without the cost of full legal proceedings. It’s a small investment that can save you a lot of stress.
Frequently Asked Questions
Can my landlord still evict me if I haven’t done anything wrong? ▾
What happens if my landlord didn’t give me the Information Sheet by 31 May 2026?
Can I still be asked to pay six months’ rent upfront?
I want to keep a pet. What do I need to do?
What is the new Ombudsman scheme and how do I use it?
Are student HMOs treated differently under the new law?
Sources and Further Reading
Deposit dilemma: UK renters’ rights you need to know before signing anything — A closer look at deposit protection, disputes, and what to do if your landlord hasn’t followed the rules.
Top considerations when choosing a UK rental property — Practical advice on what to look for in a property, including energy efficiency, safety, and landlord reputation.
Renters’ Rights Act Information Sheet 2026. GOV.UK, 2026.
Historic Renters’ Rights Act now protecting millions. MHCLG Media Blog, 2026.
UK Student Renting Guide 2026: Renters’ Rights Act. The Blueground, 2026.
