Tenant rights are the legal protections you have when you rent a home. In England they cover how much you can be charged, the condition of the property, your privacy, and when a landlord can ask you to leave. The 2026 Renters’ Rights Act strengthened many of these rights, and this guide sets out what every renter needs to know.
This is part of our guide to renting a home in the UK. It is general information, not legal advice.
The 2026 change to evictions
Since 1 May 2026, landlords can no longer use a Section 21 “no-fault” notice to evict you. That process is abolished. A landlord must now rely on a valid Section 8 ground, such as serious rent arrears, anti-social behaviour, or a genuine intention to sell or move in, and follow the correct notice period and court process. Almost all tenancies are now assured periodic tenancies with no fixed end date. See the Renters’ Rights Act overview for tenants for the full detail.
Your key rights at a glance
| Right | What it means for you |
|---|---|
| Protected deposit | Your deposit must go into a government-backed scheme within 30 days and is capped at five weeks’ rent (annual rent under £50,000). |
| No hidden fees | Referencing, admin, renewal and check-out fees are banned under the Tenant Fees Act 2019. |
| Safe home | Annual gas safety check, an electrical report every five years, and smoke and carbon monoxide alarms on every storey. |
| Energy standards | The property must have an Energy Performance Certificate rated E or above. F and G rated homes cannot legally be let. |
| Repairs | Under the Homes (Fitness for Human Habitation) Act 2018, the home must be free of serious hazards. You can take a landlord to court if it is not. |
| Quiet enjoyment | A landlord must give at least 24 hours’ notice before entering, except in an emergency. |
| Fair rent rises | Rent can increase once a year at most, with two months’ notice, and you can challenge it at a tribunal. |
| No discrimination | You cannot be refused for being on benefits or having children. |
Safety obligations landlords must meet
Before you move in, a landlord must provide a valid gas safety certificate under the Gas Safety (Installation and Use) Regulations 1998, and an Electrical Installation Condition Report under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Smoke alarms are required on every storey, and carbon monoxide alarms in any room with a solid fuel appliance. If any of these are missing, raise it in writing before signing.
Deposits, fees and council tax
- Security deposit: capped at five weeks’ rent (or six weeks’ if annual rent is £50,000 or more) and protected in an approved scheme. Learn how this works in our deposit protection guide.
- Holding deposit: capped at one week’s rent to reserve a property.
- Rent in advance: a landlord can ask for a maximum of one month’s rent in advance after you sign.
- Council tax: usually your responsibility as the tenant, with a 25% discount if you live alone.
Enforcing your rights
If a landlord ignores their obligations, you have options. Your local council’s Environmental Health department can act on serious hazards. Deposit disputes go through your protection scheme’s free resolution service. For other disputes you can apply to the First-tier Tribunal or county court. Tenant unions such as ACORN and the London Renters Union offer support and advice. The government’s Private renting pages explain each route.
Frequently asked questions
Can my landlord evict me without a reason?
No. Section 21 “no-fault” evictions ended on 1 May 2026. A landlord must now give a valid legal reason under Section 8 and follow the proper court process.
How much notice must a landlord give to raise the rent?
At least two months, and no more than once a year. If you think the increase is above market rate, you can challenge it at the First-tier Tribunal.
What can I do if my landlord will not fix a serious problem?
Report it in writing first. If it is not resolved, contact your council’s Environmental Health team, who can inspect and order repairs. You may also be able to take the landlord to court.
Can my landlord enter the property whenever they want?
No. You have a right to quiet enjoyment. A landlord must give at least 24 hours’ notice and visit at a reasonable time, except in a genuine emergency.
Do these rights apply if I share a house?
Most apply to shared homes too. Larger shared properties may be licensed houses in multiple occupation (HMOs), which carry extra safety rules that protect tenants further.
Sources: GOV.UK: Renters’ Rights Act overview for tenants, GOV.UK: Landlord safety responsibilities, GOV.UK: Tenant Fees Act 2019.
