Under the new Renters' Rights Act, tenant rights have been improved, giving greater security and stability to remain in your home for longer and avoid the risk of homelessness.

This page explains your rights and what to do if you think your landlord is acting outside of the new law, or you are served notice by your landlord on or after 1 May 2026.

A Private Rented Sector Ombudsman will be introduced which is where you will be able to report any landlord complaints. This is not expected before 2028 and until then you should follow this guidance.

Local councils have new enforcement powers under the Act. Where appropriate, we can liaise with landlords to help resolve disputes at an early stage before considering enforcement action.

Our aim is to make sure that landlords and tenants understand the new legislation and comply with their legal responsibilities. In many cases, issues can be resolved through advice or mediation. However, where there is evidence of serious noncompliance, such as illegal eviction, harassment, or other offences, we may take formal enforcement action without prior mediation. Enforcement will be considered proportionately, taking into account the nature and seriousness of the breach, and may be taken immediately where the law or tenant safety requires it.

Tenant sole occupancy of the property

Notices to end tenancy

From 1 May 2026, the Renters’ Rights Act 2026 will abolish assured and assured shorthold tenancies and will end section 21 ‘no fault’ evictions in the private rented sector in England. If you are served with a section 21 notice, contact us for advice. We will liaise with your landlord regarding the notice and new legislation, to ensure your rights are protected.

If you are served any of the other new notices allowed under the Renters' Rights Act, contact us for advice. GOV.UK has information about what notices your landlord is allowed to serve.

Rent in advance

Your landlord cannot ask for, encourage, or accept any rent before the tenancy agreement has been signed by both parties. If you pay rent monthly, they can only ask for up to one month's rent after signing and before the tenancy starts; if you pay more frequently, such as weekly, they can ask you to pay up to 28 days rent. If your landlord requests rent in advance, you can report it to Trading Standards.

After your tenancy begins, your landlord can only ask for rent on the agreed rent due date and cannot require you to pay earlier. They also cannot ask you to pay more than one month's rent in advance. If this happens, contact us for advice.

Rental bidding

Landlords are also prohibited from renting a property for any rental amount above what was stated in the advert. If you are applying for a property and the landlord is asking for a higher amount than specified, you can report it to Trading Standards.

Rent increases

Landlords will only be able to increase rents once per year to the market rate which is the rent they could get if the property was newly advertised to let. They must serve a Section 13 notice setting out the new rent and giving you at least 2 months' notice of it taking effect. If you feel the increase exceeds market rate, you will be able to challenge this in court. Rent review clauses will not be permitted in new tenancies.

Contact us if you have any queries about a rent increase request from your landlord.

Prohibiting rental discrimination

GOV.UK has information about reforms to protect against rental discrimination. Contact Trading Standards if you think a landlord is discriminating against you and they will investigate your claims, liaising with the landlord to make sure they are acting lawfully.

Tenancy terms

There will no longer be the option of assured shorthold tenancies or fixed-term tenancies. All tenancies will be periodic.

Ending your tenancy

Tenants can end tenancies by giving 2 months’ notice to landlords. Landlords can only end tenancies by serving the correct notice and following the new legislation. If you have been served a notice that you think is either incorrect or does not give the prescribed notice, contact us.

Pets

Your landlord must consider any request to keep a pet on a case-by-case basis. You must make a formal written request to your landlord, including details of the type of pet, you want to keep.

They must respond in writing within 28 days of receiving your request. If they refuse, the refusal must be based on a reasonable ground. Blanket 'no pet policies' are no longer allowed.

If your landlord agrees to you keeping a pet, they cannot charge an additional pet deposit or fee. Any damage caused by the pet may be deducted from the existing tenancy deposit at the end of the tenancy in the same way as any other damage. If the cost of repairs exceeds the deposit, your landlord may seek to recover additional costs through the court.

If your landlord does not respond within 28 days, or you believe your request has been refused, you may challenge this. You can contact us for advice and support, and we may contact your landlord to explain their legal obligations.

If the matter cannot be resolved, you have the right to apply to the court. In the future once established, you will also be able to escalate complaints to the Private Rented Sector Ombudsman.

Decent Homes Standards

A Decent Homes Standard (DHS) is being introduced as part of the Act.

If you have issues with repairs in your private rented accommodation, you can report it to us.

Awaab's Law

The Renters’ Rights Act will now extend Awaab’s Law to privately rented homes. 

Rent repayment orders

Rent repayment orders are a way in which a landlord who has committed an offence can be ordered to repay an amount of rent to the tenant or local authority.

If you are unsure if your situation meets the criteria, contact us.

Lodgers

The Renters’ Rights Act has made no changes to lodgers' agreements. If you are a lodger and have been served notice or evicted from your home, contact us for advice.

Residents in supported housing

There are specific notices allowed for residents currently living in supported accommodation. If you are living in supported accommodation and are served a notice, you can check if the notice is valid on GOV.UK.

If you have been served notice and are unsure if the notice is correct, contact us.

This information is provided as a guide only and you should seek your own independent legal advice if necessary. Advice can be also be found on the Shelter and Citizens Advice websites.