What rights do tenants have in the UK in 2026?
Tenants in England now have stronger legal protection than at any point in the last 30 years. Since 1 May 2026, when the main provisions of the Renters' Rights Act 2025 took effect, Section 21 "no fault" evictions are gone, tenancies are periodic rather than fixed term, and rent rises are limited to once a year through a formal process you can challenge. Alongside that sit long-standing rights on deposits, repairs and safety that apply to nearly every private tenancy.
This guide summarises the core rights every tenant should know, with the law behind each one. It focuses on England; Scotland, Wales and Northern Ireland have their own rules.
Can your landlord still evict you without a reason?
No. Section 21 was abolished in England on 1 May 2026. A landlord who wants possession now has to serve a Section 8 notice using the prescribed form, state a legal ground, and explain why it applies. The main grounds and notice periods are:
- Selling or moving in (Grounds 1A and 1): 4 months' notice, and the notice can't take effect during the first 12 months of your tenancy. After using these grounds, the landlord can't re-let or market the property for 12 months, with civil penalties of up to £40,000 for breaking that rule.
- Serious rent arrears (Ground 8): at least 3 months' arrears both when the notice is served and at the hearing, with 4 weeks' notice.
- Breach of tenancy (Ground 12): 2 weeks' notice, and the court decides whether eviction is reasonable.
Only a court can actually evict you. If your landlord changes the locks, cuts off services or pressures you to leave without a court order, that's likely a criminal offence under the Protection from Eviction Act 1977. Our guide on challenging an eviction notice walks through the defence process.
What are your deposit rights?
Your deposit is capped at 5 weeks' rent where the annual rent is under £50,000 (Tenant Fees Act 2019). The landlord must protect it in an authorised scheme, and give you the prescribed information, within 30 days of receiving it (Housing Act 2004, s.213). The three schemes are the Tenancy Deposit Scheme, the Deposit Protection Service and mydeposits.
If the landlord doesn't comply, a county court can order them to pay you between 1 and 3 times the deposit (s.214), and since 1 May 2026 they generally can't get a possession order while the deposit is unprotected, except on antisocial behaviour grounds. Holding deposits are capped at one week's rent with strict refund deadlines. When you leave, the deposit must be returned within 10 days of you both agreeing the amount, and each scheme offers a free dispute service if you don't agree. See deposit disputes for the full process.
Who's responsible for repairs?
Your landlord, for anything structural and for the main services. Section 11 of the Landlord and Tenant Act 1985 makes the landlord responsible for the structure and exterior of the property and for the installations supplying water, gas and electricity, sanitation (including basins, sinks and baths), space heating and hot water. This applies to nearly every private and social tenancy, and any clause claiming to pass those repairs to you is void (s.12).
Your home must also be fit for human habitation when the tenancy starts and stay that way (Landlord and Tenant Act 1985, s.9A, added by the Homes (Fitness for Human Habitation) Act 2018). The duty to repair kicks in within a reasonable time of the landlord being told about the problem, so always report faults in writing and keep copies. If the landlord ignores you, the council can inspect under the Housing Health and Safety Rating System and must take enforcement action where it finds a serious hazard. Start with our repairs overview if you're mid-dispute.
On safety specifically: gas appliances must be checked annually by a Gas Safe registered engineer, with the record given to you within 28 days (and before you move in if you're a new tenant), and the electrical installation must be inspected at least every 5 years, with the report given to new tenants before occupation.
Can your landlord put the rent up whenever they like?
No. Since 1 May 2026, rent on a periodic assured tenancy can only be increased through a Section 13 notice, once in any 52-week period, with at least 2 months' notice on the prescribed form. Rent review clauses in tenancy agreements no longer have any effect.
If the proposed figure looks above the market rate, you can apply to the First-tier Tribunal before the new rent's start date. The tribunal sets the open market rent and can't order anything higher than the landlord proposed, so challenging carries little downside on the figure itself. The application form is MR1 and the fee is £47, with help available if you're on a low income. Full detail in our Section 13 rent increase guide.
The Act also banned rental bidding: landlords and agents can't invite or accept offers above the advertised rent, and they can only require up to one month's rent in advance once you've signed.
What are your responsibilities as a tenant?
Rights come with obligations. You're expected to pay the rent on time, look after the property day to day, report problems promptly, and allow access for repairs and inspections with at least 24 hours' notice at a reasonable time. Serious arrears remain a mandatory ground for possession, so if you hit payment trouble, get advice early rather than letting arrears build. Under the new regime you can end your tenancy by giving 2 months' notice, aligned with the end of a rent period.
Where can you get help?
For urgent housing advice, Shelter and Citizens Advice both run free services, and if you've received a written notice seeking possession, the Housing Loss Prevention Advice Service provides free legal advice regardless of income. Your council owes you a prevention duty if you're likely to become homeless within 56 days, which can start from the point a valid notice is served.
If you paid a deposit on a private tenancy and you're not sure it was ever protected, it may be worth running it through our deposit checker, as unprotected deposits can carry compensation of 1 to 3 times the amount.