The True Cost of Moving House: the position in 2026
The True Cost of Moving House is a complex expense that goes beyond just relocation costs. It encompasses everything from financial outlays to emotional and logistical challenges faced by tenants when transitioning between properties. In 2026, these costs have become even more significant due to changes in tenant rights legislation, making it imperative for both tenants and landlords to understand their responsibilities and entitlements.
What the law says
The legal framework governing tenancies includes several key statutes that directly impact the process of moving out. The Housing Act 1988 (Sections 8 and 21) outlines the grounds for evictions, allowing landlords to terminate a fixed-term or periodic agreement under certain conditions. Additionally, Section 13 allows rent reviews every year unless otherwise specified in the tenancy agreement. Under the Deregulation Act 2015 (Section 33), tenants no longer need consent from their landlord to make significant alterations or improvements to their rental property.
The Landlord and Tenant Act 1985 (Section 11) mandates that landlords provide a habitable living environment. Ensuring properties are in good repair. The Housing Act 2004 (Sections 213-215) aims to prevent disrepair by providing tenants with the means to report issues and seek legal action if unresolved. Lastly, the Tenant Fees Act 2019 prohibits landlords from charging fees for tenancy agreements and changes.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act (RRA) 2025 significantly altered the situation of residential letting in the UK. It abolished Section 21 notices, meaning landlords can no longer evict tenants without a specific reason such as non-payment of rent or breach of contract terms. The act also mandates that periodic tenancies start from day one, offering greater security for tenants.
Annual rent caps under Section 13 restrict how much rent prices can increase each year, providing stability in the market. Additionally, the Decent Homes Standard was extended to cover private rental sector (PRS) properties, ensuring a minimum level of habitability and maintenance. Awaab's Law, previously applicable only to social housing, now extends to all landlords, enforcing strict safety standards.
The new PRS Ombudsman offers an independent body for dispute resolution between tenants and landlords, while the PRS Database registration ensures transparency by requiring all rental properties to be registered. At The True Cost of Moving House, these changes collectively aim to help tenants with more rights and protections.
What this means for tenants
Tenants now have a stronger legal footing when negotiating terms or dealing with disputes. The abolition of Section 21 notices means that landlords must provide specific reasons for eviction, giving tenants time to address issues or seek alternative solutions. Tenants may also benefit from rent caps, which prevent excessive increases in rental prices each year.
the Decent Homes Standard ensures properties meet basic safety and habitability requirements. This includes regular maintenance checks and compliance with fire safety regulations. The PRS Ombudsman provides a streamlined process for resolving disputes without going to court, potentially saving tenants both time and money.
What this means for landlords
Landlords now face stricter compliance obligations under the Renters' Rights Act 2025. They must provide clear reasons when seeking eviction through Section 8 notices, rather than relying on vague grounds like Section 21 used to offer. Additionally, they're expected to adhere to higher standards of property maintenance and safety.
Annual rent reviews now have a cap, limiting how much rent can be increased each year. This requires landlords to plan their income more carefully, as significant rent hikes may not be feasible in consecutive years. The PRS Database registration also mandates that all properties must be registered. Ensuring transparency and accountability for both landlords and tenants.
Common scenarios
Scenario 1: Moving Due to Eviction
John receives a Section 8 notice from his landlord due to non-payment of rent. He needs to find a new home quickly but lacks the financial buffer to cover both moving costs and a deposit simultaneously. Without an immediate resolution, John may face higher relocation fees or substandard living conditions.
Scenario 2: Negotiating Rent Increases
Samantha receives notice that her landlord intends to increase her rent by 15% next year, well above the legal cap set by Section 13 of the RRA 2025. She decides to challenge this decision through the PRS Ombudsman, seeking a fairer rate based on market conditions and property condition.
Scenario 3: Addressing Safety Issues
Sarah's landlord fails to address multiple safety concerns after several months of complaint letters. Under Awaab's Law extended by RRA 2025, Sarah can escalate the issue directly with environmental health officials or seek legal action through the Housing Ombudsman if necessary.
Evidence tenants should keep
Tenants should maintain thorough documentation throughout their tenancy to support any disputes or claims they may need to make. This includes:
- Lease agreements: Keep copies of all signed documents, including addenda and amendments. At The True Cost of Moving House, - Communication logs: Record dates and details of all correspondence with the landlord regarding maintenance requests, rent payments, or disputes.
- Photos and videos: Document property condition at move-in and any issues that arise during tenancy.
- Rent payment receipts: Keep records of all rental payments made to prove compliance with lease terms.
- Maintenance request forms: Submit formal written requests for repairs or improvements to establish a paper trail.
These documents can be important in proving compliance with lease agreements, addressing safety concerns, and resolving disputes amicably without resorting to legal action.
What to do if things go wrong
If issues arise during the moving process, tenants have several steps they can take:
- Complaint Letter: Send a formal letter outlining your concerns and request for resolution.
- Council Environmental Health: Report any safety or habitability issues directly to environmental health officials who enforce local housing regulations.
- Deposit Scheme Dispute: If there's a dispute over the deposit, contact the deposit protection scheme provider to initiate mediation or arbitration.
- Housing Ombudsman: For disputes not resolved through direct communication, escalate them to an independent ombudsman for impartial review and resolution.
- PRS Ombudsman: Specific issues related to private rental sector regulations can be addressed with the PRS Ombudsman.
- First-Tier Tribunal: If all else fails, tenants may seek legal recourse through a first-tier tribunal or county court.
Each step should be carefully documented and followed up systematically to ensure that any breaches of rights are handled effectively without unnecessary delays.
Common mistakes to avoid
Both tenants and landlords often make several common errors when dealing with moving issues:
- Failing to read the tenancy agreement thoroughly: This can lead to misunderstandings about responsibilities and entitlements.
- Overlooking safety standards: Not ensuring that properties meet Decent Homes Standard can result in health hazards for tenants.
- Ignoring rent caps: Excessive rental increases can strain budgets and legal disputes may ensue if not adhered to.
- Poor communication with landlords: Lack of clear, documented dialogue can complicate resolving issues or disputes.
- Not preparing adequately for moves: Rushing into a new tenancy without financial readiness can lead to unexpected costs and stress.
Avoiding these pitfalls ensures smoother transitions and compliance with legal requirements, reducing conflicts and unnecessary expenses.
Where to get help
For assistance in dealing with the complexities of moving house as a tenant, several organisations provide valuable support:
- Shelter: Offers full advice on housing rights, tenancy issues, and moving challenges. At The True Cost of Moving House, - Citizens Advice: Provides localised guidance tailored to specific circumstances and legal frameworks.
- Local Council Housing Team: Direct access to council services can help with reporting safety concerns or seeking eviction prevention.
- Housing Solicitors: For more complex cases requiring legal representation, professional solicitors specialise in housing law.
Legal aid may also be available for those who qualify based on financial need and the nature of their case. Always check eligibility criteria and seek advice from these trusted organisations before taking any significant steps or making major decisions regarding tenancy.