Private renting in England: tenant and landlord essentials
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Quick answer: Most private tenants in England now hold assured periodic tenancies under the Renters' Rights Act 2025 — deposits must be protected, rent can rise once a year via Section 13, and landlords need lawful grounds and court orders for possession.
Private renting touches millions of households. Whether you are a tenant checking your deposit is protected or a landlord registering for selective licensing, the rules changed significantly from 1 May 2026. This hub links the core Money Guide pages for deposits, rent rises, repairs, ending a tenancy, landlord compliance and the Renters' Rights Act. Information only — not legal advice.
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Read the full mortgages & first homes guide →Tenant deposit protection →Primary source: www.gov.uk/private-renting
If you are a tenant
Start with deposit protection — check your deposit is registered and you received prescribed information. If your landlord proposes a rent increase, they must use the Section 13 process; you can challenge excessive increases at the First-tier Tribunal.
Your landlord must keep the property safe and in repair — heating, hot water, structure and common parts. If repairs are ignored, contact your council's environmental health team or seek advice from Shelter or Citizens Advice before withholding rent.
When you want to leave, give the correct notice for your tenancy type. When your landlord wants you to leave, they need a valid ground and a court order — do not move out just because you receive a letter unless a court tells you to.
If you are a landlord
Protect every tenancy deposit in an approved scheme within 30 days and serve prescribed information. From 1 May 2026, deposit breaches can block possession claims on most grounds until remedied.
Use only lawful Section 8 grounds for possession and follow notice periods in the Renters' Rights Act. Properties must meet the minimum EPC rating (currently E; government policy requires band C for all tenancies from 1 October 2030 unless exempt).
Check whether selective licensing applies in your area and register on the PRS Database when required. Keep gas safety, electrical and smoke-alarm records — tenants and councils can enforce these standards.
Renters' Rights Act 2025 — what changed
New tenancies are periodic from day one. Existing assured shorthold tenancies converted to assured periodic tenancies on 1 May 2026. Rent review clauses in old agreements no longer increase rent automatically.
A private rented sector ombudsman and national landlord register are rolling out. Tenants can expect clearer rules on rent increases, stronger deposit enforcement and abolition of Section 21 for most cases.
Wales, Scotland and Northern Ireland have separate renting laws — this hub focuses on England. Use gov.uk and Shelter for devolved guidance if your property is elsewhere in the UK.
Where to get help
Shelter (0808 800 4444) and Citizens Advice offer free housing advice for tenants and landlords. If you face court proceedings, respond to every notice and attend hearings — ignoring post does not stop possession cases.
Deposit disputes go through your scheme's free adjudication service. Rent disputes at the First-tier Tribunal (Property Chamber) are also free to apply to. Keep photos, emails and receipts as evidence from the start of any disagreement.
Common questions
Does this guide apply in Wales, Scotland or Northern Ireland?
No — this hub covers England private renting under the Renters' Rights Act 2025. Wales, Scotland and Northern Ireland have different tenancy types, deposit schemes and possession processes.
Can my landlord increase rent twice a year?
Not under an assured periodic tenancy in England from 1 May 2026. Increases are limited to once every 52 weeks via the Section 13 process unless you agree a different rent in writing.
Where do I start if I am a new tenant?
Check your deposit is protected within 30 days of paying it, read your inventory report carefully on move-in day, and know how to report repairs in writing to your landlord or agent.