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Renters' Rights Act 2025

The biggest reform to tenant rights in decades. Key changes from 2026:

• Section 21 'no-fault' evictions abolished
• All tenancies converted to periodic tenancies
• Landlords can only evict using valid Section 8 grounds
• Rent increases limited to once per year with 2 months' notice
• New Private Rented Sector Ombudsman for disputes
• Awaab's Law extended to private sector — hazards must be fixed in set timeframes

Deposits & Fees

Under the Tenant Fees Act 2019 (still in force 2026):

• Deposit capped at 5 weeks' rent (or 6 weeks if rent > £50,000/year)
• Holding deposit capped at 1 week's rent
• Most fees are banned — only permitted: rent, deposit, holding deposit, changes to tenancy requested by tenant, late payment interest, lost key replacement
• Deposit must be protected in a government-approved scheme within 30 days
• Approved schemes: DPS, MyDeposits, TDS

Right to Rent

Landlords must verify your right to rent in the UK:

• Landlords are legally required to check your immigration status
• International students: show your passport + BRP/BRC card + visa
• Students with limited leave can still rent — landlord must do follow-up checks
• Discrimination based on nationality is illegal under Equality Act 2010
• If refused unfairly, report to Equality Advisory Support Service

Landlord Obligations

Your landlord must by law:

• Provide a valid Gas Safety Certificate (annually)
• Provide an Energy Performance Certificate (EPC) — minimum Band E from 2025
• Ensure all electrical installations are inspected every 5 years (EICR)
• Fit working smoke alarms on every floor and CO detectors near solid fuel appliances
• Maintain the structure, roof, and utilities in good repair
• Give 24 hours' notice before entering the property
• Register with the PRS Ombudsman (mandatory from 2026)

Eviction Protections 2026

Following the Renters' Rights Act:

• No-fault evictions abolished — landlord must have a legal reason
• Valid reasons include: rent arrears (14+ days), anti-social behaviour, landlord selling, landlord moving in
• Minimum 4 months' notice for most grounds
• Court order required before any eviction — bailiff cannot remove you without court order
• Illegal eviction (changing locks, removing belongings) is a criminal offence
• If threatened with illegal eviction, call the emergency housing helpline

Housing Standards & Repairs

Your home must meet legal standards:

• Homes (Fitness for Human Habitation) Act 2018 — homes must be safe and healthy throughout tenancy
• Awaab's Law (2026 extension) — damp/mould must be investigated within 14 days and fixed within 7 weeks
• Report repairs in writing (email is best) and keep records
• If landlord ignores repairs, contact your local council's housing team
• Council can issue a Hazard Awareness Notice or Improvement Notice
• You can take landlord to First-tier Tribunal for rent repayment if standards not met

HMO Rules (House in Multiple Occupation)

If renting a room in a shared house (HMO):

• Properties with 5+ tenants from 2+ households need an HMO licence
• Some councils require licences for smaller HMOs — check your local council website
• HMO landlords must meet minimum room sizes: 6.51 m² for single adult
• Landlord must provide sufficient kitchen and bathroom facilities
• Check if your landlord is HMO licensed at your local council's public register

Key Resources & Helplines

• 🏠 Shelter England — free housing advice & emergency helpline: 0808 800 4444
• ⚖️ Citizens Advice — free legal and housing advice
• 💼 Legal Aid — if you can't afford a lawyer
• 🏠 Property Ombudsman — complaints about agents
• 🔒 DPS — check your deposit is protected
• 🔒 MyDeposits
• 🔒 TDS
• Rogue Landlord: Report here