Landlord guide16 September 2026·9 min read

Renter’s Rights in the UK: A Landlord’s Guide

Understanding renter’s rights is not just a compliance issue for landlords — it is the foundation of a stable, profitable tenancy. When both sides know the rules, disputes are fewer, tenancies last longer, and your property is protected. This guide covers the key rights tenants have in England and the practical steps landlords should take to meet them.

The rules below apply to private tenancies in England. From 1 May 2026 the Renters’ Rights Act 2025 replaced most assured shorthold tenancies (ASTs) with assured tenancies: there are no fixed terms, all tenancies are periodic from the outset, and landlords must use fault-based grounds to regain possession. Some existing ASTs still have transitional rules, so the date the tenancy began matters. Scotland, Wales and Northern Ireland have their own regimes, so seek local advice if your property is outside England. This article is general information and does not replace legal advice.

A written tenancy agreement

Landlords should provide a written tenancy agreement setting out the rent, deposit, tenancy term, responsibilities for bills and repairs, and any rules about pets, smoking or subletting. While some terms can be agreed verbally, a signed agreement protects both parties if there is later disagreement.

The agreement must be fair. Terms that try to remove a tenant’s statutory rights — such as the right to live in a safe home — are unenforceable. It should also state which deposit scheme will be used and how to contact the landlord or managing agent.

Deposit protection

Any deposit taken under an assured shorthold tenancy must be protected in a government-approved scheme within 30 days. In England these are the Deposit Protection Service, mydeposits and Tenancy Deposit Scheme. You must also give the tenant the prescribed information about where the deposit is held and how it will be returned.

If you fail to protect the deposit or provide the information, your ability to regain possession is weakened and a court may order you to repay up to three times the deposit amount. Because Section 21 notices have been abolished for new private tenancies from 1 May 2026, compliance with deposit rules is now even more important when using Section 8 grounds. Always keep evidence of the protection date and the information being served.

The right to a safe and habitable home

Landlords must keep the structure, exterior and essential services in repair. This includes the roof, walls, windows, doors, plumbing, heating, electrics, gas and sanitation. The property must also meet basic standards for health and safety.

Arrange an annual gas safety check by a Gas Safe registered engineer and provide the tenant with a copy of the certificate.
Ensure electrical installations are inspected and tested at least every five years, with a report supplied to the tenant.
Provide a valid Energy Performance Certificate with a rating of E or above for new tenancies.
Fit and maintain smoke alarms on every floor and carbon monoxide alarms where required.
Respond to repair requests promptly and keep a written record of every report and response.

Quiet enjoyment and access

Tenants have the right to ‘quiet enjoyment’ of the property. This does not mean complete silence — it means the landlord cannot interfere unreasonably with the tenant’s use of the home. You must give at least 24 hours’ written notice before entering for inspections, repairs or viewings, unless it is a genuine emergency.

Respect the tenant’s privacy. Turning up unannounced, letting contractors in without notice, or pressuring a tenant to leave can breach this right and may amount to harassment.

Rent increases

From 1 May 2026 the Renters’ Rights Act 2025 changed how rent can be increased. For new assured tenancies, rent can only be increased once in any 12-month period. You must give at least two months’ written notice using a Section 13 notice, and the proposed rent must be no more than the market rate for a similar property. The tenant can challenge the increase by referring it to the First-tier Tribunal. You cannot use a rent increase to force a tenant out, and any term that tries to bypass these rules is likely to be unenforceable.

Notice periods and eviction

Regaining possession must follow a formal legal process. The Renters’ Rights Act 2025 abolished Section 21 ‘no-fault’ evictions for the private rented sector from 1 May 2026. Landlords can no longer end a tenancy simply because the fixed term has expired or because they want the property back without giving a reason.

For existing assured shorthold tenancies, the last date a Section 21 notice could be served was 30 April 2026, and the last date to start court proceedings under that notice was 31 July 2026. Any proceedings already under way can continue to a conclusion.

From 1 May 2026, landlords in the private rented sector must use a Section 8 notice and prove one of the legal grounds set out in the Housing Act 1988, as amended. Common grounds include:

Rent arrears — the tenant owes at least the equivalent of two months’ rent (Ground 8), or has persistently delayed paying rent (Ground 10).
Anti-social behaviour or nuisance — behaviour that causes distress or harassment (Ground 7A and Ground 14).
Breach of tenancy — for example serious damage or breaking a term of the agreement (Ground 12).
Landlord or family moving in — to move yourself or close family into the property as their main home (Ground 1, with strengthened requirements under the 2025 Act).
Sale — to sell the property, subject to the restrictions in the 2025 Act on timing and previous use of this ground (Ground 1A).
Property is needed for a specific purpose — for example if the property was previously your own home (Ground 2) or for religious use.

What tenants can and cannot do

Tenants are entitled to occupy the property as their home, pay rent on time, keep the property reasonably clean, and not damage it beyond fair wear and tear. They can usually have guests and, unless the agreement prohibits it, may keep pets with permission. Any blanket ‘no pets’ clause is a term of the agreement rather than a statutory rule.

Tenants should report disrepair promptly. If a landlord fails to carry out essential repairs, the tenant can escalate the matter to the local council, which can enforce improvement, or in some cases apply to the tribunal. Proactive maintenance is almost always cheaper and less stressful than enforcement action.

Discrimination and fair treatment

Landlords and agents must not discriminate against tenants because of protected characteristics: age, disability, gender reassignment, marriage or civil partnership, pregnancy or maternity, race, religion or belief, sex, or sexual orientation. This applies to advertising, viewings, choosing a tenant, the terms offered, and how the tenancy is managed. Keep your selection criteria objective, documented and applied consistently.

Landlord compliance checklist

Provide a written tenancy agreement and a copy of the How to Rent checklist. For new tenancies from 1 May 2026, use an assured-tenancy-compliant agreement.
Protect the deposit in an approved scheme within 30 days and serve the prescribed information.
Maintain gas, electrical and fire safety certificates and provide copies to tenants.
Ensure the EPC rating is E or above and supply the certificate.
Give 24 hours’ notice before access and respect quiet enjoyment.
Do not use Section 21 for new private tenancies after 1 May 2026; use Section 8 and prove a legal ground.
Follow the 2025 Act rules on rent increases: once per year, two months’ written notice, and no more than market rent.
Keep records of rent, deposits, repairs, correspondence, safety certificates and any notices served.

How PTT can help landlords

PTT Real Estate works with landlords across London and the UK on lettings, property management and tenant relations. We can help you prepare compliant tenancy agreements, arrange safety inspections, manage deposits, respond to maintenance issues and keep your property legally let. Our team also provides pre-tenancy risk assessments and guidance on rent levels, void periods and tenant expectations in your local market.

If you are letting a property or reviewing how your portfolio is managed, contact PTT Real Estate for practical landlord advice and a letting or management proposal.