Renting a home is how most newcomers to the UK start out, and the rules changed significantly in 2026. Renting means paying a landlord to live in a property you do not own, under a tenancy agreement that sets out your rights and responsibilities. This guide explains how the private rented sector works, what protections you now have, and the steps to secure a home.
What changed in May 2026
The Renters’ Rights Act 2025 came into force on 1 May 2026 and reshaped private renting in England. The biggest change: landlords can no longer evict you with a Section 21 “no-fault” notice. A landlord now needs a valid legal reason (a Section 8 ground) to ask you to leave. Almost all existing tenancies automatically became assured periodic tenancies that roll month to month, with no fixed end date, so you can stay as long as you meet the terms of your agreement.
These rules apply to the private rented sector in England. Wales, Scotland and Northern Ireland have their own systems, and social housing follows a separate timetable. You can read the official summary in the Renters’ Rights Act overview for tenants on GOV.UK.
How UK renting works: the basics
| Stage | What happens |
|---|---|
| Find a property | Search letting agents and portals. The advertised rent is now a fixed price, and landlords cannot legally accept offers above it. |
| Right to Rent check | Before you move in, the landlord must confirm you have the right to rent in England, using your documents or an online share code. |
| Referencing | The landlord checks your income, credit and rental history. Some ask for a guarantor. |
| Holding deposit | To reserve the property you may pay a holding deposit, capped at one week’s rent. |
| Sign the agreement | You receive a written statement of terms. You can be asked for a maximum of one month’s rent in advance after signing. |
| Pay the deposit | Your security deposit is capped and must be protected in a government-backed scheme within 30 days. |
Your core protections as a tenant
- Capped deposits. A security deposit cannot exceed five weeks’ rent where annual rent is under £50,000.
- Banned fees. Agents cannot charge you for referencing, admin, renewals or check-out under the Tenant Fees Act 2019.
- Fair rent increases. Rent can rise once a year at most, with two months’ notice, and you can challenge an unfair increase at a tribunal.
- No discrimination. A landlord cannot refuse you for being on benefits or having children.
- Decent, safe homes. Landlords must keep the property free of serious hazards and provide a valid gas safety certificate and energy performance certificate.
Start here: four essential guides
Each guide below covers one part of renting in detail. Read them in order, or jump to what you need now.
- Tenant rights in the UK: the full list of protections you have once you move in, updated for the 2026 rules.
- Right to Rent checks: what you must prove before a tenancy starts, and how to generate a share code.
- Renting without a guarantor: your options if you have no UK-based guarantor or credit history.
- Tenancy deposit protection: how the deposit cap works and how to get your money back at the end.
Renting and your finances
Rent is usually your largest monthly cost, so set up your money before you sign. You will need a UK bank account for rent payments and a plan for council tax and utility bills. Our money guide for newcomers covers banking, tax and everyday costs, and links to living-cost breakdowns by region.
Frequently asked questions
Can I still be evicted from a rented home in the UK?
Yes, but only for a valid legal reason. Since 1 May 2026, Section 21 “no-fault” evictions are abolished. A landlord must use a Section 8 ground, such as serious rent arrears or wanting to sell or move in, and follow the correct notice period.
Do I need a fixed-term contract?
No. Most tenancies are now periodic and roll month to month. There is no fixed end date, and you can leave by giving two months’ notice.
How much money do I need upfront to rent?
Typically a security deposit of up to five weeks’ rent, plus your first month’s rent in advance. Agents cannot charge referencing or admin fees. A holding deposit to reserve the property is capped at one week’s rent and counts toward your costs.
Do these rules apply everywhere in the UK?
The Renters’ Rights Act applies to private renting in England. Scotland, Wales and Northern Ireland have separate tenancy laws, though many principles are similar.
Can a landlord refuse to rent to me because I am new to the UK?
A landlord must carry out a Right to Rent check, but must do so fairly and cannot single you out based on where you are from. As long as you can prove your right to rent, your nationality alone is not a valid reason to refuse you.
Sources: GOV.UK: Renters’ Rights Act overview for tenants, GOV.UK: Private renting, GOV.UK: Tenant Fees Act 2019.
