Question 1

Tenancies no longer have an end date

Accepted Answer

New private tenancies in England are assured periodic tenancies. They roll on weekly or monthly, and an assured tenancy can no longer have an end date. Existing assured shorthold tenancies became periodic automatically on 01/05/2026. A fixed term or end date written in a new contract doesn't lock you in.

Question 2

No more section 21 'no fault' evictions

Accepted Answer

From 01/05/2026 a landlord can't evict you using section 21, even if your tenancy agreement says they can. To end your tenancy they need a legal reason (a ground for possession) and the right notice, usually four months, though some grounds are shorter.

Question 3

When a landlord can end the tenancy

Accepted Answer

A landlord needs a ground for possession and the correct notice, usually four months. Grounds include selling or moving in (not in the first 12 months of the tenancy), student HMOs at the end of the academic year, unpaid rent and antisocial behaviour.

Question 4

Leaving: two months' notice

Accepted Answer

To end a periodic tenancy you give two months' notice, in writing (a letter, email or text is fine), on the rent due day or the day before. You keep paying rent during the notice. You and your landlord can agree in writing to a shorter notice or an earlier end.

Question 5

Rent increases: once a year, with notice

Accepted Answer

Your landlord can put the rent up once a year, and not in the first 12 months of a new tenancy. They must use Form 4A and give you at least two months' notice. You can challenge an increase that is above market rent. A clause promising automatic yearly rises doesn't replace this process.

Question 6

Rent in advance: one month at most, and only after signing

Accepted Answer

A landlord or agent can't ask for, encourage or accept rent before you have signed the tenancy agreement. After signing, the most they can ask for in advance is one month's rent.

Question 7

No bidding wars

Accepted Answer

Adverts and offers must state a specific rent, and landlords and agents can't accept or encourage offers above the advertised rent.

Question 8

No discrimination

Accepted Answer

A landlord can't discriminate because of a protected characteristic under the Equality Act 2010, such as race or nationality. They also can't refuse to rent to you because you receive benefits or have children.

Question 9

You can ask to keep a pet

Accepted Answer

You can ask your landlord to let you keep a pet. They must consider the request and should give a reason if they say no. A blanket 'no pets' line doesn't stop you asking.

Question 10

Deposit cap: five or six weeks' rent

Accepted Answer

A tenancy deposit can be at most five weeks' rent if the yearly rent is under £50,000, or six weeks' rent if it is £50,000 to £100,000. Work it out as yearly rent divided by 52, times five (or six).

Question 11

Holding deposit: one week's rent at most

Accepted Answer

A holding deposit to reserve a home can be at most one week's rent. The landlord can hold it for 15 days unless you agree a different period in writing. If they return it, it must come back within 7 days (or go towards your first rent or deposit if you agree). If they keep it, they must tell you why in writing within 7 days. They can only keep it if you gave false information, changed your mind, didn't respond, or failed a Right to Rent check.

Question 12

Fees an agent or landlord can't charge

Accepted Answer

Only the payments the Tenant Fees Act allows can be charged: rent, a capped deposit, a capped holding deposit, a change fee (up to £50 unless they prove higher costs), early termination costs, bills, and certain default fees written into the contract. Anything else, such as admin, referencing, check-out, inventory or renewal fees, isn't allowed. You also can't be made to buy insurance, a loan, a guarantor service, an inventory service or another contract as a condition of the tenancy.

Question 13

Late rent and lost key charges

Accepted Answer

Default fees are only allowed if they are written into the tenancy agreement. Lost keys or fobs: reasonable costs with written evidence. Late rent: interest only once rent is at least 14 days late, at no more than 3% above the Bank of England base rate, on the amount owed for the time it's owed.

Question 14

Changing the tenancy: up to £50

Accepted Answer

If you ask to change the tenancy (for example swapping a sharer), the landlord or agent can charge up to £50, or more only if they can show the work cost more.

Question 15

Your deposit must be protected within 30 days

Accepted Answer

Your landlord or agent must put your deposit in a government-approved scheme (Deposit Protection Service, MyDeposits or Tenancy Deposit Scheme) within 30 days of getting it, and give you information about where it is protected. If you're not sure, contact the schemes to check. If it wasn't protected, write to your landlord first; you can also apply to your county court (form N208), which can order the deposit repaid or protected and the landlord to pay you up to three times the deposit.

Question 16

Getting your deposit back

Accepted Answer

At the end of the tenancy your deposit must be returned within 10 days of you and the landlord agreeing how much you'll get back. If you disagree with deductions, the scheme's free dispute service decides. Fair deductions for real damage beyond normal wear and tear are allowed; your move-in photos and inventory are your best evidence.

Question 17

Rent repayment orders

Accepted Answer

For some offences, such as renting out a property that should be licensed but isn't, you can apply to the First-tier Tribunal for a rent repayment order and recover up to two years of rent. Councils also have new powers to investigate landlords who break the law.

Renting rules in England, plainly