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Tenant guide

Your rights as a tenant.

What the Renters’ Rights Act changed for you, and what protections apply from the day you move in.

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At a glance

  • Your landlord can no longer use a “no-fault” Section 21 notice. To end your tenancy they need a legal ground and a Section 8 notice, and a court order.[1]
  • Rent can rise once a year, with at least two months’ notice on the official form, and you can challenge it at the First-tier Tribunal.[2]
  • Landlords cannot take rent in advance beyond one month, cannot invite bids above the advertised rent, and cannot refuse you because you have children or receive benefits.[3][4][5]
  • You can ask for a pet, and your landlord needs a fair reason to refuse.[6]

Rules and figures last checked October 2026.

Security in your home

You can no longer be evicted using the “no fault” Section 21 process. Your landlord needs a ground for possession and must serve a Section 8 notice naming it. Even then you do not have to leave when the notice expires: the landlord must get a court order, and then a warrant for bailiffs.[1]

The notice you get depends on the ground. Our ending your tenancy guide has the table.

Rent: rises, advance payments and bidding

  • One increase a year, and not in the first year of the tenancy. The landlord must use the official form (Form 4A, the Section 13 process) with at least two months’ notice.[2]
  • You can challenge it. If you think the proposed rent is above the open-market rent, you can ask the First-tier Tribunal to decide. Apply before the proposed new rent starts. GOV.UK has said renters who challenge will not have to pay the higher rent until the tribunal makes its decision, but check your notice and take advice, because the detail matters.[7][8]
  • Rent in advance is limited. Landlords and agents must not ask for, accept or encourage rent before both sides sign. Between signing and the start date the limit is one month’s rent.[3]
  • No bidding wars. An advert must state one specific rent, and landlords and agents must not ask for, encourage or accept more. The council can fine up to £7,000.[4]

Pets, families and benefits

  • Pets. Ask in writing, describing the animal. The landlord has 28 days to respond in writing, and cannot refuse without a fair reason. Fair reasons include another tenant’s allergy, a home that is too small, a freeholder who bans pets or an illegal pet. Dislike of pets or a general worry about damage are not usually fair.[6]
  • Children and benefits. Landlords, and anyone acting for them, must not make you less likely to rent, or stop you renting, because you have children or receive benefits. Contract terms that could be used to discriminate cannot be enforced.[5]

If your landlord breaks the rules

Councils can fine landlords up to £7,000, and up to £40,000 for serious or repeat breaches, and tenants can apply to the First-tier Tribunal for a rent repayment order of up to two years’ rent for some offences.[9] Landlords must also have given you the government’s information about your rights: existing tenants had to receive the Renters’ Rights Act Information Sheet by 31 May 2026.[10] If something is wrong, start with our guide to repairs and problems.

Sources

Every figure and rule above comes from one of these, read in October 2026. The dates are the ones each publisher shows as when the page was last updated.

  1. [1]If your landlord wants to end your tenancy (assured periodic tenancies: a guide for tenants) (opens in a new tab)GOV.UK
  2. [2]Rent increases (assured periodic tenancies: a guide for tenants) (opens in a new tab)GOV.UK
  3. [3]Rent in advance and deposits (assured periodic tenancies: a guide for tenants) (opens in a new tab)GOV.UK
  4. [4]Rental bidding (assured periodic tenancies: a guide for tenants) (opens in a new tab)GOV.UK
  5. [5]Rental discrimination (private renting for tenants) (opens in a new tab)GOV.UK
  6. [6]If you want a pet to live with you (assured periodic tenancies: a guide for tenants) (opens in a new tab)GOV.UK
  7. [7]Stronger protections and greater confidence for renters (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 9 September 2026 (published)
  8. [8]Guide to the Renters’ Rights Act (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 6 November 2025
  9. [9]Renters’ Rights Act: an overview for tenants (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 1 May 2026
  10. [10]The Renters’ Rights Act Information Sheet 2026 (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 8 June 2026
  11. [11]Get ready: Register your rental property service (opens in a new tab)Housing Hub (Ministry of Housing, Communities and Local Government)
  12. [12]Implementing the Renters’ Rights Act 2025: our roadmap for reforming the private rented sector (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 13 November 2025 (published)

This is a general guide to renting in England, not legal advice. Your tenancy agreement and your own circumstances decide what applies to you. If you are facing eviction or a dispute, get advice from your council, a solicitor or a housing advice service.

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